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Commercial RE - Alt-Doc & Lease-Doc

Low Doc Commercial Property Loan
- lease-doc up to 75% LVR

Name: Mortgagefy
Address: Sydney, NSW, AU
Telephone: +61432634648
Price range: Free

By the Mortgagefy Team · Credit Rep 532656 of ACL 348324 · Published 2026-10-15 · Last reviewed 2026-10-15

Commercial property finance when the tax returns don't tell the whole story - or when the tenant's lease is strong enough that your income doesn't need to.

Start Your Free Assessment 0432 634 648

Free Business & Commercial Assessment

Takes under 3 minutes. We'll match you with the right lender for your situation.

Who this is for

Self-employed owners buying their own commercial premises, and investors buying tenanted commercial property.

Self-employed owner-occupier buying your business premises (BAS/accountant-letter underwriting)
Investor buying tenanted commercial (lease-doc, assessed on rental income alone)
Refinancing an existing commercial loan to escape a bank's new policy change
Trust or company structure making personal servicing calcs messy
Mixed-use or specialist property that mainstream banks are nervous about

The real challenge

Full-doc commercial servicing calcs can be unforgiving. Depreciation, non-cash deductions and tax-planning strategies compress the net profit on your return - which is what the big banks service against. The actual cash flow comfortably supports the loan, but on paper it doesn't.

Low-doc commercial avoids the problem by assessing differently: BAS turnover for owner-occupiers, rental income for investors (lease-doc), or an accountant's letter certifying your income. Pricing is higher but the deal becomes possible.

How Mortgagefy helps

Lease-doc shortcut. When the property is tenanted on a long lease with strong interest cover, several lenders assess the deal purely on rental - no personal servicing calc. Faster approval, cleaner structure.
Alt-doc specialists. We know which lender's low-doc appetite extends to childcare, medical, retail, warehouse or mixed-use at what LVR.
Honest LVR expectations. We'll tell you upfront what LVR your file actually qualifies for before you contract to purchase, so you know your deposit requirement.
Refinance exits planned. We flag a target date to review refinancing to full-doc once your trading history catches up - typically 18-24 months.

Need to model repayments first? Try our commercial property loan calculator for an indicative figure, or compare renting with buying in the rent-vs-buy calculator.

How it works

Scope the deal

20-minute call - property type, purchase or refinance, LVR you need, income documentation you can produce.

Shortlist

2-3 lenders matched to the property type and your doc profile.

Submission

Lease-doc files are compact (purchase contract, lease, valuation). Alt-doc files add BAS or accountant letter.

Approval & settlement

Approval typically 2-4 weeks, settlement coordinated with your solicitor.

Get a personalised answer in 2 minutes

Free, no obligation. We'll match you with the right lender for your situation.

Frequently asked questions

What is lease-doc commercial?

Lease-doc assesses the loan purely on rental income from the property (where the property is tenanted on a long lease with strong interest cover). No personal servicing calc, no tax returns required. Faster to approve and cleaner for complex personal structures.

What LVR can I get on low-doc commercial?

Typically 60-70% for alt-doc commercial. Lease-doc on strongly tenanted investment property can go to 75-80%. SMSF low-doc commercial caps at 60-65% in most cases.

Which property types are eligible?

Mainstream commercial - office, retail, warehouse, industrial, mixed-use. Specialist property (childcare, medical, service station, boarding house, hospitality) is tighter but possible with the right lender.

What documents does lease-doc need?

Compact: current lease (or contract of sale showing lease), tenant details, property details for valuation, borrower ID. No tax returns, no BAS, no accountant letter in most cases.

How much more do low-doc commercial rates cost?

Roughly 0.5-1.5 percentage points above comparable full-doc commercial, depending on LVR, documentation strength, property type and lender appetite. Lease-doc on strong investment tends to price closer to full-doc.

Can I use a lease-doc loan to buy commercial property with vacant possession?

No - lease-doc requires an in-place tenanted lease the bank can underwrite. If you're buying vacant you'll use alt-doc or full-doc commercial, which assesses personal/business servicing.

Can my SMSF do low-doc commercial?

Yes, through an LRBA. Low-doc SMSF commercial is available but LVR caps are lower (60-65% typical) and pricing is higher. See our SMSF Commercial Property Loan page for detail.

Get your free low doc commercial assessment

Lease-doc for tenanted investment property. BAS or accountant letter for owner-occupiers. We match you to the right alt-doc lender.

Start Your Free Assessment Call 0432 634 648

Related guides

Commercial Property Loans Sydney

Full-doc commercial for strong-income owner-occupiers and investors.

Low Doc Business Loan

Unsecured and secured business loans on alt-doc.

SMSF Commercial Property Loan

LRBA for buying commercial premises through super.

Development Finance Sydney

Site, construction and residual stock finance.

Business Loans Sydney

Working capital and expansion facilities.

Short-Term Business Loan

Bridging facility while a longer loan is being arranged.

Information checked October 2026. This information is general in nature and does not take account of your personal objectives, financial situation or needs. Business, commercial and development finance eligibility, pricing and documentation varies by lender and changes frequently. Confirm current requirements with your chosen lender and seek professional advice before applying. Mortgagefy — Credit Representative 532656 of ACL 348324.

Low Doc Commercial Property Loan- lease-doc up to 75% LVR