Build wealth through property.
With the right structure behind you.
Investment lending isn't just about getting approved. It's about structuring each purchase so it doesn't limit the next one. First property or fifth — we help investors think strategically, not just transactionally.
We structure the next purchase to protect the one after it.
Most brokers solve the deal in front of them. They get you approved and move on. The problem shows up later — when your borrowing capacity is locked up, your security is cross-collateralised, and the next purchase can't happen.
We work the other way. We look at your whole position, model the cash flow, and choose the structure that keeps your options open. Structure first. And if a purchase will stall your portfolio rather than grow it, we'll tell you when not to borrow.
Portfolio strategy
We look at your entire position — not just the next purchase. How does this acquisition affect your capacity for the one after it?
Lender selection
Lenders treat rental income, negative gearing, and existing debt differently. The right lender for your third property may not suit your fifth.
Structure & security
Cross-collateralisation, standalone security, trust lending — we advise on the structure that gives you flexibility without unnecessary risk.
Cash flow modelling
The true cost of holding a property — including tax benefits — drives every informed decision about what you can actually sustain.
Investors at every stage.
A small team, working with a small number of clients — from first-time buyers to experienced portfolio holders with complex structures.
Professional Investors
High-income earners deploying capital into property. We structure lending to complement your broader financial strategy and maximise after-tax returns.
Portfolio Builders
Once you hold two or three properties, lender assessments change. Serviceability calculations tighten, and the right strategy matters more than the rate.
SMSF Property Investors
Borrowing through a self-managed super fund has strict compliance requirements and limited lender options. We know who will do it properly and competitively.
Interstate & Regional Investors
Investing outside your home market adds complexity — different valuations, postcode restrictions, and lender appetites. We help you navigate those limits.
The structural calls that matter early.
These are the decisions that shape a portfolio. Getting them right at the start saves money and keeps your options open — getting them wrong locks you in.
Standalone security vs. cross-collateralisation — and why it matters when you sell.
Interest-only vs. principal and interest — matching your repayment strategy to your goals.
Fixed vs. variable — when locking in makes sense, and when it doesn't.
Offset accounts and redraw facilities — structuring for tax efficiency.
Rental income calculations — how different lenders shade rental returns.
Serviceability buffers — how they compound across a growing portfolio.
Beyond the rate. Built to scale.
We go past simple rate comparisons to build a portfolio that works structurally and financially. Every facility is chosen with the next purchase already in mind.
The honest part: not every purchase should happen now. Sometimes the smart move is to pause, consolidate, or refinance before you push forward. We'll tell you when — even if it means waiting.
Map your position
We review your full portfolio, existing debt, and serviceability headroom before you make an offer — so you know what's possible and what isn't.
Model the cash flow
We model the true cost of holding the property, including negative gearing and tax benefits, so the decision rests on real numbers.
Match the lender
We approach the lender whose treatment of rental income, existing debt, and structure fits this purchase — and your next one.
Structure for flexibility
We set up security and facilities to preserve your options — so you're not locked out of future growth or stuck when you sell.
We think three purchases ahead. Not just this one.
We think about your next three purchases, not just this one.
Direct relationships with lenders who understand investment portfolios.
We structure to preserve flexibility — so you're not locked out of future growth.
Honest advice on when to pause, consolidate, or push forward.
Experience with SMSF, trust, and company structures for property investment.
Based in Canberra, connected nationally — a small team for a small number of clients.
Investment lending, answered plainly.
How do lenders calculate investment property serviceability in Australia?
Most lenders shade rental income — they count 80% of the gross rent, not 100%, to account for vacancy and management costs. Interest repayments are assessed at the actual rate plus a buffer (typically 3% above the loan rate under APRA's stress-testing requirements). Negative gearing is recognised: the net rental loss reduces taxable income, which affects the serviceability calculation. Lenders look at your entire portfolio position, not just the new property, which is why portfolio investors can hit serviceability limits even with strong rental income.
What LVR is available for investment property loans?
Most major banks and non-bank lenders will lend to 80% LVR for investment properties without lenders mortgage insurance. Some go to 90% LVR with LMI. For portfolio investors with multiple properties, some lenders apply lower maximum LVRs across the portfolio (e.g., 70% average LVR across all holdings). Cross-collateralising properties can increase borrowing capacity but creates complications when selling — we generally avoid it unless there's a specific reason to cross-secure.
Can I use a trust structure for investment property lending?
Yes. Discretionary trusts and unit trusts are accepted borrowers for most investment property lenders, though the structure affects the product range available and the rate. Some bank lenders don't lend to trusts at all; others require the trustee to provide a personal guarantee (which is standard). SMSF property lending has its own rules — limited recourse borrowing arrangements (LRBAs) require an SMSF-specific product.
How do lenders treat multiple investment properties in a portfolio?
Each new addition is assessed on the incremental impact on serviceability — how much additional rental income it adds against the new debt repayment. As portfolios grow, the marginal serviceability gain from each new property decreases, and lenders may require a stronger deposit to compensate. Some lenders specialise in portfolio investors and apply commercial-style assessments rather than residential serviceability models — these can unlock capacity when standard residential lenders have run out of room.
Ready to discuss your investment goals?
Start the Conversation
Let's Talk About Your Investment Goals
Whether you're buying your first investment property or growing an existing portfolio — we'd welcome the opportunity to discuss your strategy.
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