Rent roll and agency finance, done properly.
Real estate agencies run on recurring management income, lumpy commission, and goodwill that banks don't know how to value. We work with specialist lenders who understand rent roll multiples, ACT management fee structures, and how to fund acquisitions without forcing you to mortgage your home.
What we do
Finance that reads a rent roll properly.
Agencies earn through recurring management fees, irregular sales commission, and goodwill. Standard banks assess all three using residential income models — and routinely decline or underfund real estate acquisitions as a result. We present your numbers so credit teams see the strength.
We're a small team working with a small number of clients. Based in Canberra, connected nationally. We structure first, then go to the right lenders. And if borrowing isn't the right move yet, we'll tell you when not to borrow.
Value the rent roll
Management fee multiples, retention rates, and portfolio quality drive value. We map them before any lender does.
Frame the income
Recurring management income services the loan. We present net income after staff and overheads — not a generic bank model.
Position the goodwill
Sales business, brand, franchise affiliation, and staff retention all carry value. We match each to the right security treatment.
Reflect the ACT market
Canberra rent rolls hold strong retention, low vacancy, and above-average fees. We present yours against ACT conditions, not a national average.
Our solutions
How we finance real estate businesses.
From a first rent roll purchase through to multi-office succession — finance at every stage of your agency's growth.
Rent Roll Acquisition Finance
Buy an existing rent roll outright — or purchase a book from a retiring principal. We structure loans up to 70% LVR against rent roll value, using recurring management income as serviceability.
Learn more →Agency Acquisition Finance
Acquire an entire real estate agency — rent roll, sales business, goodwill, and brand. We structure loans covering the full acquisition including vendor earnout arrangements.
Learn more →Growth & Working Capital
Fund expansion into new suburbs or offices, hire additional staff, or invest in technology platforms. Flexible facilities that move with your commission cycles.
Partner Buy-In & Buy-Out
Restructure your partnership without disrupting operations. We structure equity transitions for incoming and exiting principals — with minimal cash impact on the business.
Commercial Premises Finance
Stop leasing and own your office. Purchase your own commercial premises and start building equity in your business location rather than paying rent to a landlord.
Succession & Exit Structuring
Whether you're selling in three years or ten, your financial structure today affects your sale price. We help build balance sheets that maximise business value at exit.
Why it matters
Generic brokers go to the wrong lenders.
Standard banks assess rent rolls using residential income models — and routinely decline or underfund real estate business acquisitions as a result. Specialist knowledge changes the structure, the valuation, and the rate.
Rent roll multiples
Some lenders use gross income multiples, others use management fee multiples adjusted for portfolio quality. We work with lenders who properly value ACT rent rolls, where management fees and retention rates are strong.
Commission income serviceability
Sales commission is irregular income, and most bank models discount it heavily. We access lenders with flexible serviceability that account for trailing commissions and management income as the primary repayment source.
ACT market knowledge
Canberra's property management market has strong retention, low vacancy, and above-average fees compared to Sydney or Melbourne. We present your rent roll against ACT-specific conditions — not a national average.
Agency valuation methodology
Goodwill, trail income, franchise affiliation, and staff retention all affect agency value at acquisition. We help buyers structure finance that accounts for these intangibles, and sellers understand what a buyer's lender will accept.
How we work
From mandate to settlement.
Understanding your situation
We review your financials, the target rent roll or agency, and your goals. We assess serviceability before approaching any lender.
Lender matching
We identify the two or three specialist lenders most suited to your transaction — based on rent roll size, LVR requirement, and income structure.
Submission & approval
We prepare a detailed submission that presents your rent roll correctly. Most specialist approvals take 2–4 weeks from a complete submission.
Settlement
We coordinate with your solicitor and the vendor's lender for a clean settlement — including any earnout or deferred consideration arrangements.
Our clients
Who we work with
- Independent agencies acquiring their first or second rent roll.
- Franchise principals expanding into new ACT suburbs.
- Agents transitioning from employee to business owner.
- Multi-office operations consolidating or restructuring.
- Real estate professionals purchasing commercial premises.
- Retiring principals planning succession and exit.
- Interstate operators entering the Canberra market.
Canberra context
Why ACT rent rolls are strong security
The ACT property management market benefits from a stable, high-income tenant base anchored by public service employment. Vacancy rates are consistently low — typically 1–2% — and management fee percentages average 7–9%, above the national norm.
This translates to stronger rent roll valuations and better lender appetite than outer-suburban Sydney or Melbourne books. Specialist lenders who understand the ACT market assess your rent roll at a premium to generic benchmarks.
We help you present your portfolio in the context lenders who know Canberra will respond to — not the national averages that disadvantage ACT operators.
Common questions
Real estate finance, answered.
Further reading
Related finance.
Rent Roll Financing
Specialist rent roll acquisition and top-up loans secured against recurring management income.
ProfessionalAgency Acquisition Finance
Full agency acquisitions including goodwill, sales business, and vendor earnout structuring.
FinanceCommercial Property
Commercial property loans for agencies purchasing their own office premises in Canberra.
Ready to discuss your agency?
Start the Conversation
Let's Talk About Your Real Estate Business
Whether you're acquiring a rent roll, buying out a partner, or planning succession — we'd welcome the conversation.
Contact Details
Phone
02 6188 9849
info@blackmountainfinancial.com.au
Office
Level 1, 33 Allara Street
Canberra ACT 2601
Hours
Monday – Friday, 9am – 6pm
What to Expect
- Honest assessment of your options
- Response within 24 hours
- Strategic insight, not a sales pitch
- No obligation discussion