Commercial property loans for Australian expatsforeign income accepted, remote signing
Commercial property loans in Australia: typically $500k to $100m+ at 65–75%, over 1–5 years private, longer with banks, settling in 14–56 days once security and entity documents are in hand. Purchase or refinance of income-producing office, industrial, retail or mixed-use property, through private, non-bank or bank lenders.
- Expat-specific lender panelWhat we bring
- Remote signing genuinely availableWhat we bring
- Foreign income assessed properlyWhat we bring
Indicative terms in three minutes
Business-purpose and investment finance only. No credit check at this stage.
“Banks need Australian employment to lend”
We hear this constantly. The honest answer is that it depends on security, exit and documentation — which is exactly what the enquiry form asks — and that the lenders on our panel — banks, private lenders and specialist funds alike — price those three things, not the label on the borrower.
“I can't fly back just to sign documents” — a fair concern, and one we address in writing before any application is lodged.
“My income is in the wrong currency” — a fair concern, and one we address in writing before any application is lodged.
Typical pain points: Banks want Australian payslips; Foreign income not recognised; Can't be in Australia to sign; Tax residency questions complicate things. What we bring: expat-specific lender panel, remote signing genuinely available, foreign income assessed properly.
How we work.
From the first call to the final drawdown, each step is led by a principal — not a queue.
Tell us the scenario
Purpose, amount, security and timeframe — the qualifier takes about three minutes and every answer maps to how our lender panel assesses commercial property loans.
Indicative terms
A specialist reviews the scenario and comes back with an indicative structure, pricing range and the documents needed. Urgent scenarios get a call within minutes during business hours.
Credit and valuation
The lender assesses security, entity and exit. For commercial property loans this is typically 14–56 days end to end.
Settlement
Solicitors settle, funds are released, and the deal is tracked to its exit in our CRM so refinancing or the next facility is ready before the term ends.
Questions we are asked.
Can I borrow in Australia while working overseas?
Yes, a subset of lenders on our panel specifically assess foreign income and expat circumstances, rather than requiring Australian employment and payslips. The available lenders and terms depend on which country you're earning in and how that income is documented.
Will my foreign income be accepted at full value?
It depends on the currency, the country, and how the income is verified — some lenders apply a discount to foreign income to allow for currency and verification risk, while others accept it close to face value with the right documentation.
Do I need to fly back to Australia to sign loan documents?
Not usually — remote signing and identification processes are standard for expat lending on this panel, though the specific method depends on the lender, the security offered and the type of facility. We confirm what's required for your situation before documents are issued.
How does tax residency affect an Australian expat's borrowing?
⚠ Tax residency status can affect eligibility for certain products and structures, and is a matter for your accountant or tax adviser rather than something the loan process determines. We factor your stated residency into which lenders we approach, but don't provide tax advice ourselves.
Can an expat use an SMSF to buy commercial property in Australia?
Potentially, yes, subject to the same limited recourse borrowing rules as a resident trustee, and to any additional considerations your SMSF adviser identifies around your residency status. The lending mechanics don't change; the eligibility questions sit with your adviser. This is worth raising with your adviser well before a property is under contract.
Is low-doc lending available to Australian expats?
Yes, low-doc structures exist for expat and self-employed-abroad borrowers, generally using bank statements or an accountant's letter in place of a full financial package, though the panel is narrower than for an Australian-resident low-doc applicant. We confirm which lenders are active in your specific country of residence.
How fast can commercial property loans settle?
Typically 14–56 days from a complete application, depending on valuation, legal and lender workload. Speed depends on how quickly security and entity documents are available.
How much can I borrow with commercial property loans?
Our panel typically funds from $500,000 to $100,000,000+, at 65–75%. Larger or more complex facilities are structured case by case across banks, private lenders and specialist funds.
What security is needed?
First mortgage over the commercial property. The stronger and more liquid the security, the sharper the pricing.
Is this a consumer loan?
No. Solara arranges business-purpose and investment-purpose finance only. If your purpose is personal or for owner-occupied housing, this product is not suitable and we will say so.
Not quite the right product? Every loan type we arrange.
Most scenarios can be structured more than one way. Browse the alternatives, or tell us the situation and we'll recommend the structure.