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First-time commercial buyers · Western Sydney

Commercial Property Loans in Girraween

By the Mortgagefy Team · Published 20 Oct 2026 · Last reviewed 20 Oct 2026

Girraween is a common next step for businesses moving out of a home garage or a shared shed. Compact industrial units here suit trades, small manufacturers, storage-heavy online sellers and service businesses that need a roller door, a bit of office space and somewhere secure to park overnight. For many owners it's their first commercial purchase, and the rules are different from buying a home.

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General information only, not financial advice. Conditions apply.

Girraween's industrial units and who buys them

Girraween sits in the Cumberland Council area, close to the M4 corridor, with a mix of residential streets and compact industrial pockets. Much of the industrial stock is in smaller units, often strata-titled, rather than the large freestanding warehouses you'd find in bigger precincts further west.

Smaller units appeal to growing businesses because the purchase price and running costs are more manageable. They also bring their own lending quirks. Some lenders set a minimum floor area or minimum value for commercial security, and a very small unit can fall below it or attract a lower maximum loan. Shared driveways, limited parking and by-law restrictions in a strata complex also come into the picture.

How it works

A first commercial purchase usually starts with a reality check on the deposit. Unlike buying a home, there are no first home buyer concessions, no low-deposit schemes and no lenders mortgage insurance to bridge a small deposit. Owner-occupier commercial loans commonly need 20 to 30 percent down, plus stamp duty and costs. We work out how much of that can come from cash, home equity or a mix.

Next we look at how your business income will be assessed. If you've been trading as a sole trader for years and recently moved into a company, some lenders will look at the history of the business rather than the age of the new ABN. Others won't. Choosing the right lender for your trading history is often the difference between a yes and a no.

What commercial lenders actually look at

Unit size and value

Very small units can sit below some lenders' minimum size or value for commercial security, or attract a lower maximum LVR. Others are comfortable with compact strata. Checking this first avoids wasted valuation fees.

Strata records

Levies, the sinking fund, any special levies, building defects and by-laws on permitted uses and parking. A complex with ongoing disputes or major repairs ahead makes lenders cautious.

Deposit and costs

Owner-occupier industrial commonly sits at 70–80% LVR. On top of the deposit, budget for NSW stamp duty, legal fees, valuation and loan costs, plus GST if it applies to the sale.

Ways to hold the property

Structure sits between you, your accountant and your lender — tax, asset protection and succession all matter. Four common patterns we see with Western Sydney owner-occupiers:

Personal name

Simplest to arrange. Interest can be deductible against rental income. Little asset protection from a trading-business perspective.

Company

Common for long-term holdings inside a corporate group. Flat company tax rate on rent; no CGT discount at the company level.

Trust (discretionary or unit)

Flexible for distributing rental income and separating property from trading-business risk. Lenders are comfortable with clean trust documentation.

SMSF — leased back at market rent

An SMSF can borrow (via a Limited Recourse Borrowing Arrangement) to buy premises that meet the ATO's "business real property" test and lease them to your business at arm's-length market rent. High-level only — a licensed SMSF specialist and your accountant must confirm your situation.

This is general information only, not financial, tax or legal advice. Confirm your situation with a licensed credit adviser and accountant.

New ABN, changed structure or previously declined?

A lot of first-time commercial buyers in Girraween have been in business longer than their paperwork suggests. A tradie who worked as a sole trader for years, then set up a company and a new ABN last year, can look like a brand-new business to a lender's system. Some lenders will look through to the full history if it's documented properly; we know which ones.

If you genuinely have under two years of trading, the market is smaller but not closed. Expect lenders to want a larger deposit, strong bank statements and possibly additional security. It can also make sense to wait until your second set of returns is lodged; we'll model both options so you can compare.

Previously declined for a commercial loan, or a home loan, because of your self-employed income? The reasons matter. A decline for income verification is a different problem from a decline for credit history or the property itself, and each points to a different type of lender.

Information checked on 20 Oct 2026. Lender policies change often — confirm current requirements with your chosen lender before applying. General information only, not financial advice.

Who this suits

Trades moving out of a home garage into their first roller-door unit
Small manufacturers and makers who need power, floor space and a loading door
Online retailers and distributors needing secure storage and dispatch space
Sole traders who recently restructured into a company or trust

Run your commercial numbers

Estimate repayments, LVR and deposit on a commercial purchase — owner-occupier or investment, full-doc or lease-doc — with our commercial property loan calculator. Paying rent now? Compare it against buying with the rent-vs-buy calculator.

Indicative only. Not a loan approval or borrowing-capacity assessment.

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Areas we cover across Western Sydney

Toongabbie — Residential neighbour to the north with business owners who often look locally for premises.

Pendle Hill — Neighbouring suburb with a small local shopping strip near the station.

Wentworthville — Neighbour to the east with a town-centre retail strip and small commercial property.

Greystanes — Suburb across the motorway corridor, close to several industrial areas.

Seven Hills — Industrial estates with light-manufacturing and showroom units to the north-west.

Check your commercial loan options

Answer a few quick questions about the property and your business. Free, no obligation, takes under 3 minutes.

Frequently asked questions

Not really. Commercial loans usually need a larger deposit, there is no lenders mortgage insurance or first home buyer concession, terms are often shorter, and the lender looks closely at your business income and the unit itself. The process and timelines are also longer than most residential purchases.

Many will, but some lenders set a minimum floor area or minimum value for commercial security. Below that, they may decline or lend at a lower LVR. We check the unit against lender policies before you pay for a valuation.

Not necessarily. Some lenders will consider the combined history of the business if you can show it is the same operation, using returns from both structures. Others look only at the current entity. The lender choice matters a lot here.

Usually, yes. Equity can be released through a loan on your home or by offering your home as extra security. Both put your home at risk if the business struggles, so it is worth getting your accountant's view on structure and tax before you proceed.

Options are narrower and normally need a larger deposit and strong business bank statements. Some lease-doc and alt-doc lenders will consider it. In some cases waiting until your next tax return is lodged gives you more choice, and we can compare both paths.

It depends on tax, asset protection and future plans. Many owners hold the property in a separate entity and lease it to the business at market rent. Your accountant should advise on structure before contracts are signed, because changing it later can trigger extra costs.

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General information only. Conditions apply. Mortgagefy is Credit Rep 532656 under ACL 348324.