Buying
Property Purchase Bridging Buy your new home before your current one settles. Auction Finance Pre-approved funds so you can bid with confidence.Timing & value
Settlement Gap Finance Cover the overlap when settlements don't align. Renovation Loans Fund improvements before refinancing to a bank.Commercial
Business Bridging Short-term capital for cash flow and stock. Development Finance Subdivisions and small developments, funded fast.Not sure which fits?
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What is a bridging loan? How bridging finance works Open vs closed bridging Bridging vs home loan Buy before you sellCosts & criteria
Interest rates & fees Eligibility & LVR Peak debt vs end debt Exit strategies explained Glossary of termsStart here
The complete bridging finance Knowledge Hub
Quick answers, costs, eligibility, peak debt vs end debt and a full glossary — in one place.
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Bridging loan eligibility & LVR
Who qualifies, how the loan-to-value ratio is actually calculated on two properties, what security is acceptable, and the documents you'll be asked for.
Last reviewed 9 August 2026 · Bridging Loans Brisbane lending teamShort answer
You're likely eligible if you hold real equity in Queensland property and can evidence how the loan gets repaid. Peak debt generally must sit within 75–80% of the combined value of both properties. Income and credit history are reviewed, but the security and exit decide the outcome.
The core criteria
How LVR is calculated on two properties
Short answer: divide peak debt by the combined value of both properties. That single percentage — not the LVR on either property alone — is what the lender caps.
What security is acceptable
Marketability drives the LVR. The easier a property is to sell, the more the lender will advance against it.
Established residential
Up to 80%Houses and townhouses in established Brisbane suburbs are the strongest security and attract the highest LVR and sharpest pricing.
Units and apartments
Up to 75%Acceptable, though large complexes, small floor areas and student-style stock are treated more conservatively.
Commercial property
65–70%Offices, retail and industrial are all considered. Tenancy quality and lease term influence the advance.
Vacant land
55–65%Serviced residential land is fundable. Rural and unserviced land needs a stronger exit and a lower LVR.
Borrower types and credit history
Individuals, trusts and companies all borrow. Business-purpose lending sits outside consumer credit rules, which is often why a company or trust facility moves faster than a regulated home loan.
Individuals and couples
The most common borrowers — upgraders, downsizers and investors. Regulated consumer lending applies where the purpose is personal, which adds disclosure but not delay.
Companies and trusts
Widely used for investment and business purposes. Directors’ or trustees’ guarantees are normally required, and business-purpose lending falls outside consumer credit rules.
Self-employed borrowers
Because the assessment leans on security and exit rather than two years of tax returns, self-employed applicants are frequently approved where a bank has declined them.
Borrowers with credit issues
Defaults, arrears, judgments and past insolvency are assessed on their facts. A strong property position with a clean, evidenced exit can still be funded.
Document checklist
Have these ready and a straightforward file can be assessed the same day.
Eligibility questions
What LVR can I borrow to on a bridging loan?▼
Most bridging facilities cap at roughly 75 to 80 per cent of the combined value of the security offered. LVR is calculated on peak debt against the total value of both properties, not on the new purchase alone.
Do bridging lenders check my income?▼
Income is reviewed but weighted far less than with a bank. The assessment centres on the security and the exit strategy, so many self-employed borrowers who struggle with bank serviceability are approved for bridging finance.
Can I get a bridging loan with defaults or arrears?▼
Often yes. Credit events are assessed case by case rather than automatically declining the application. What matters is whether the security supports the loan and whether the exit is credible and evidenced. Where the loan is regulated consumer credit, responsible lending obligations still apply and we will not assist you into a contract that would be unsuitable for you.
What documents do I need for a bridging loan?▼
Photo identification, details and rates notices for both properties, your current mortgage statement, evidence of your exit such as a sale contract or refinance approval, and basic financials. Company and trust borrowers also provide structure documents.
Does my existing home need to be listed for sale?▼
Not necessarily. An unlisted property means an open bridge, which usually carries a tighter LVR and firmer pricing. Once it is under an unconditional contract, you move to closed bridging and better terms.
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