Investment Property Loans, Australia.
Structured for the Long Game.
Most brokers will get you a loan for the property you’re buying now. Rob structures your lending with the next purchase already in mind — because he’s built his own portfolio to over $5M and he knows that how you borrow today determines what you can do tomorrow.
Investment lending is different.
Most brokers treat it like it isn’t.
Getting an investment property loan approved is one thing. Getting it structured in a way that doesn’t quietly limit your options for the next five years is another.
Here are the problems Rob sees most often — and that most brokers don't address until it's too late.
Each investment loan you take out reduces how much you can borrow for the next one — if the structure isn't right.
Every lender assesses your existing debt commitments when calculating serviceability for a new loan. Investment loans with principal and interest repayments look different on a serviceability assessment than interest-only loans. The lender you choose, the way rental income is factored in (lenders typically shade rental income to 70–80% of actual rent), and whether your loans are cross-collateralised all affect how much you can borrow next time.
A broker who processes your loan for today’s purchase without thinking about tomorrow’s is not working in your long-term interest. Rob structures every investment loan with the question “how does this affect the next one?” built into his recommendation. *Lending criteria and income assessment policies vary by lender and are subject to change.
Being cross-collateralised gives your lender control over multiple properties at once — and most borrowers don't realise they've agreed to it.
Cross-collateralisation occurs when a lender uses more than one of your properties as security for a single loan, or when multiple loans with the same lender are linked through a shared security structure. It simplifies things for the lender — but it reduces your flexibility significantly.
If you want to sell one property, refinance a single loan, or access equity in one asset, a cross-collateralised structure requires your lender’s involvement across all linked properties. It can also distort your true loan-to-value ratio across properties, making it harder to understand and manage your portfolio position.
Rob avoids cross-collateralisation wherever possible, structuring each investment loan as a standalone facility with its own security — keeping your assets separate and your options open.
When interest-only periods expire without a plan, repayments jump — sometimes significantly — and refinancing options may be narrower than expected.
Interest-only (IO) periods are commonly used by investors to maximise cash flow and tax deductibility of interest expenses. Most lenders offer IO terms of up to five years on investment loans, with some offering longer terms in certain circumstances.
When an IO period expires, the loan reverts to principal and interest — meaning repayments increase because the principal is now being repaid over a compressed remaining term. On a sizeable investment loan, this jump can be material. Many investors don’t plan for this transition in advance, which limits their options when it arrives.
Rob factors IO period length, expiry dates and transition strategy into his loan recommendations from the start — not as an afterthought. IO periods are subject to lender approval and policy. APRA serviceability requirements apply. Policies are subject to change.
Not all lenders assess investment borrowers the same way. Choosing the wrong lender for your profile can cost you borrowing capacity — and future flexibility.
Some lenders cap the number of investment properties they’ll lend against. Some have stricter policies on rental income shading. Some are more conservative about lending in certain postcodes or property types (high-rise apartments, short-term rentals, regional property). Some lenders’ policies on trust structures or company borrowers are more restrictive than others.
These differences matter enormously when you’re building a portfolio. Using the wrong lender for your first or second investment property can create constraints that follow you for years. Rob knows the policy differences between lenders on these issues — because he’s navigated them himself — and chooses the lender based on your profile and long-term plan, not just today’s rate.
Buying in a trust or company structure changes how lenders assess the loan — and many brokers aren't set up to navigate it properly.
Buying investment property in a family discretionary trust or through a company is a legitimate strategy for some investors — but it changes the lending picture significantly. Not all lenders will lend to trust or company borrowers. Those that do often apply different serviceability assessments, require personal guarantees, and have different documentation requirements.
If you’re buying in a structure that your accountant or financial adviser has recommended, Rob will work within that structure and identify the lenders most likely to accommodate it — without asking you to change the structure to make his job easier. Trust and company structures affect lending assessment in ways specific to your individual circumstances. This is lending guidance only, not legal or tax advice. Seek advice from your accountant or solicitor in relation to your structure.
Accessing equity incorrectly — or with the wrong lender — can create a web of linked securities that makes future purchases harder and sales more complicated.
Using equity in an existing property to fund the deposit or costs of a new investment is a common and effective strategy. But how that equity is accessed matters. Drawing equity against an existing loan with the same lender as your new investment loan, or structuring it as a top-up on an owner-occupier loan, can create tax complications and security linkages that cause problems later.
Rob structures equity releases so they’re clean: the right loan type, with the right lender, in a way that supports your accountant’s tax position and keeps your properties unlinked where possible. Tax deductibility of interest is determined by the ATO and your individual circumstances. Seek advice from your accountant. This is lending guidance only, not tax advice.
Investment property loans aren’t just about buying real estate — they’re about building options, cash flow, and long-term wealth. Wiser Home Loans helps investors structure smarter and grow with confidence.
What Wiser Home Loans does differently for property investors.
Rob has built his own property portfolio through the same decisions his clients are making. Here's what that experience translates to in practice — and what you get that you won't get from a standard mortgage broker.
Looks at your whole lending position — not just this purchase.
Calculates your real borrowing capacity across investment and owner-occupier debt — and identifies which lender's assessment methodology works best for your profile.
Different lenders shade rental income differently, treat negative gearing differently, and apply different serviceability floors. For an investor with multiple properties, these differences can mean tens of thousands of dollars of additional borrowing capacity with one lender versus another — for the same financial position.
Rob knows which lenders assess investment income most favourably for different borrower profiles, and structures your application to present your income position accurately and in the strongest light. Lender serviceability policies vary and are subject to change. APRA serviceability requirements apply to all regulated lenders.
Structures each investment loan as a standalone facility — keeping your assets separate and your flexibility intact.
Assesses whether interest-only is appropriate for your investment loans — and builds the IO expiry into your plan from day one.
Whether interest-only is the right structure for your investment loan depends on your cash flow position, your tax strategy (in conjunction with your accountant), and how the IO term interacts with your future borrowing plans. Rob will discuss the IO question with you clearly — including what happens when the IO period expires, what refinancing options are likely to be available at that point, and how IO repayments appear on future serviceability assessments.
He won’t just put you on IO because it’s standard practice for investment loans. He’ll explain why it is or isn’t right for your situation. IO periods subject to lender approval and APRA policy requirements. Tax implications of IO structures should be discussed with your accountant. This is lending guidance only, not tax advice.
Structures equity releases in a way that keeps tax deductibility clean and avoids linking securities unnecessarily.
If you’re using equity in an existing property to fund a new investment — whether as a deposit, a purchase cost buffer, or a renovation — Rob structures the release as a separate loan split, clearly identified and documented. This matters because mixed-purpose loans (where investment and personal borrowing is combined in the same facility) can create genuine tax deductibility complications.
Rob works alongside your accountant’s advice on structure — he handles the lending side so the tax position is as clean as possible from a borrowing perspective. Tax deductibility is determined by the ATO and individual circumstances. Seek advice from your accountant. This is lending guidance only, not tax advice.
Chooses lenders based on their investment lending policies — not just the headline rate — because the wrong lender today creates problems you won't see for two years.
Rob selects lenders for investment loans based on: how they assess rental income, their policy on the number of investment properties they’ll lend against, their position on trust and company borrowers where relevant, their IO period lengths, their serviceability methodology, and how they’re likely to assess your application for the next purchase. The rate matters — but it’s one input, not the only one.
Works with investors buying in trusts or company structures — without asking you to change what your accountant has recommended.
If your accountant or financial adviser has recommended purchasing in a family discretionary trust, a unit trust, or a company structure, Rob will work within that framework. He identifies the lenders who will accommodate your structure, understands their documentation requirements, and prepares your application accordingly. He won’t push back on your structure because it makes his job more complicated. Trust and company structures affect lender assessment in ways specific to your circumstances. Seek legal and tax advice from your accountant and solicitor. This is lending guidance only.
Comparing loans from a panel of leading lenders
Wiser Home Loans Pty Ltd · ABN 37 692 735 087 · Credit Representative 575264 authorised under Australian Credit Licence 389328
How the investment loan process works with Rob — from first call to settlement.
Step 1 · Portfolio and goals conversation — 30–45 minutes
Your job: tell Rob about your current portfolio position and what you're trying to achieve. Rob starts by understanding the full picture: what properties you currently hold, how they're financed, what lenders you're with, your approximate equity position across the portfolio, your income structure (PAYG, self-employed, or a mix), and what the next purchase looks like — property type, purchase price range, expected rental income. He's not just gathering information for an application. He's mapping your current position to identify: what your borrowing capacity actually is, which of your existing loan structures may be limiting that capacity, and whether any restructuring of existing loans makes sense before you apply for a new one. Some investors come out of this call with a clear path to their next purchase. Others come out with a to-do list that, once completed, opens up significantly more borrowing capacity than they currently have. Cost: free. Commitment: none.
Step 2 · Document gathering and full serviceability assessment
Your job: provide the documents Rob requests — typically two years of tax returns, current loan statements, rental statements and evidence of rental income, and details of any other income or liabilities. Rob assesses your full borrowing capacity across your investment and owner-occupier debt. For investors with multiple properties or complex income, he runs your figures through the serviceability models of the lenders most likely to be the right fit — before committing to any one of them. This is where lender selection happens: not based on the headline rate, but on whose assessment methodology gives you the most capacity and the cleanest structure for this purchase and the next one. If you're buying in a trust or company structure, this is also where Rob identifies which lenders will accommodate it and what additional documentation they require.
Step 3 · Loan structure recommendation — written, with full explanation
Your job: review the proposal, discuss it with your accountant if relevant, and ask every question you have. Rob presents a written recommendation covering: the recommended lender and product, the loan amount and proposed structure (IO or P&I, loan term, split arrangements if applicable), how the loan will be secured, the rate and comparison rate, the estimated costs, and why he's recommending this structure over alternatives. For investors buying in a trust or using equity from an existing property, the proposal will explain how each part of the structure fits together — which loan is secured against which property, and how the borrowing is allocated between investment and non-investment purpose. If your accountant needs to review the structure before you proceed, Rob will work with them. This is common and expected for investors with more complex arrangements.
Step 4 · Application lodgement — typically a few business days to two weeks for approval
Your job: sign the application authorisation and any required trust or company documents if applicable. Rob prepares and lodges a complete application — clean, accurate, with all supporting documents attached. For investment loans, a well-prepared application matters particularly because lenders scrutinise investment income assessments carefully. An incomplete or poorly presented application invites conditions and delays. Rob tracks the application with the lender, responds to their queries, manages any valuation requirements, and updates you at each stage. Processing times subject to lender workloads and individual application complexity.
Step 5 · Formal approval, loan documentation and settlement
Your job: sign loan documents and coordinate with your conveyancer or solicitor on settlement. Once formal approval is received, the lender issues loan documents. Rob reviews these with you to confirm the structure is exactly as agreed — loan amounts, security properties, IO or P&I terms, offset arrangements — before you sign. He liaises with your conveyancer and the lender to ensure settlement occurs on the contracted date. For purchases where equity is being released from an existing property simultaneously, Rob coordinates the timing of both transactions so they settle together cleanly. [Subject to lender assessment and individual circumstances.]
After settlement: keeping your lending position current.
Once your loan settles, Rob stays in contact. Investment property markets change. Lender policies change. Your portfolio position changes as you pay down debt and property values move. Rob can review your position at any point — if you're planning your next purchase, if an IO period is approaching expiry, or if you simply want to know whether your current structure is still the right one. You're not a transaction. You're a client with a plan that develops over time.
Most clients receive their pre-approval within a few business days of submitting their application.
*Subject to lender criteria and individual circumstances.
Amazing service Rob and the team at Wiser Home Loans knows their stuff inside and out. The depth of knowledge he brings is impressive. lenders, products, your specific situation. Honest advice, no jargon, and he genuinely cares about getting the right outcome. Made the whole process easy. If you're on the Gold Coast and need a home loan, look no further. Highly recommend.
Questions property investors ask us.
How much deposit do I need for an investment property?
Most lenders require a minimum 10–20% deposit for investment property purchases, though the specific requirement depends on the lender, the property type, and your overall borrowing position. Borrowing more than 80% of the property’s value (i.e. a deposit of less than 20%) typically triggers Lenders Mortgage Insurance (LMI), which applies regardless of whether the property is owner-occupied or investment. LMI on investment loans can be more expensive than on owner-occupier loans at the same LVR. Some lenders will consider lending up to 90% of the investment property’s value with LMI. A small number of lenders will go to 95%, but at that level lender choice becomes limited and serviceability requirements are strict. Where a deposit is being funded partly or fully through equity in an existing property, Rob structures the equity release and the new investment loan together as part of the same transaction — and chooses lenders whose policies accommodate both. Deposit requirements vary by lender, property type and borrower profile. Subject to lender assessment.
How do lenders count my rental income when assessing serviceability?
This is one of the most important and most misunderstood aspects of investment lending. Most lenders do not use 100% of your actual or expected rental income when calculating serviceability. They typically shade rental income to between 70% and 80% of the actual rent — to account for vacancies, property management fees, and maintenance. Some lenders use 75% as a standard figure; others vary. The shading percentage matters. On a property renting for $600 per week, the difference between a lender using 70% versus 80% shading is $60 per week of assessable income — which compounds significantly across a multi-property portfolio. Additionally, some lenders will only count rental income from properties that are currently tenanted and have a lease in place. Others will accept an appraisal letter from a property manager for properties that are being purchased with the intention to rent. Rob knows which lenders shade most favourably for investment income and will factor this into lender selection for your application. Lender rental income assessment policies vary and are subject to change. APRA serviceability requirements apply.
Should I take interest only or principal and interest on my investment loan?
This depends on your cash flow position, your tax strategy, your portfolio plan, and which type of repayment structure works best in your serviceability assessment — and those factors interact in ways that vary by individual. The general reasons investors choose interest only are: lower monthly repayments improve cash flow; interest on investment loans is generally tax-deductible (consult your accountant on your specific situation); maintaining more cash flow allows surplus funds to be directed to non-deductible owner-occupier debt or other investment purposes. The reasons to consider principal and interest include: lower rates (most lenders offer lower rates for P&I investment loans than IO investment loans); building equity in the property over time; and the fact that IO periods are limited — typically up to five years, sometimes longer — after which repayments revert to P&I on a compressed remaining term, which increases repayments. Rob will discuss which structure makes more sense for your specific situation. He won’t recommend IO automatically just because it’s the common default for investors. Tax implications should be discussed with your accountant. This is lending guidance only, not tax advice. IO periods subject to lender approval and APRA requirements.
What is cross-collateralisation and why should I avoid it?
Cross-collateralisation occurs when a lender uses more than one of your properties as security for a loan — or when multiple loans are linked through a shared security arrangement with the same lender. It is common practice for some lenders, particularly when you’re using equity from an existing property to fund a new purchase. The risks of cross-collateralisation for investors are real: Loss of flexibility: If you want to sell one property, the lender may require you to reduce your overall debt level or obtain their approval across the entire linked portfolio — regardless of whether the sold property was the security for the specific loan you want to discharge. Distorted LVR visibility: Cross-collateralised portfolios can make it harder to understand your true equity position in individual properties, because the lender aggregates security across multiple assets. Refinancing difficulty: If you want to move one loan to a different lender, a cross-collateralised structure makes that significantly more complicated — because the security is interlinked. Reduced negotiating position: When all your loans are with one lender and secured across multiple properties, switching lenders or negotiating becomes more difficult. Rob structures each investment loan as a standalone facility secured against a single property wherever possible — keeping your assets independent and your decisions yours.
Can I get an investment loan if I'm buying in a family discretionary trust?
Yes, though lender choice narrows. Not all lenders will lend to discretionary trust borrowers, and those that do have specific requirements: personal guarantees from the trustee and (often) the beneficiaries, specific trust deed review, and sometimes different serviceability assessments. The key considerations when borrowing in a trust are: identifying which lenders will accommodate the structure, understanding their specific documentation requirements (trust deed, trustee resolution, financial statements if the trust has trading history), and ensuring the loan structure is consistent with the trust’s purpose and your accountant’s advice. Rob has experience with trust borrowers and will identify the right lenders for your structure and prepare the application accordingly. He works alongside your accountant — not instead of them. Trust structures affect lending assessment in ways specific to your individual circumstances. Seek legal and tax advice from your accountant and solicitor. This is lending guidance only, not legal or tax advice.
Is there a limit to how many investment properties I can borrow to buy?
There’s no universal legal limit, but practical limits exist through lender policy and your serviceability position. Some lenders cap their exposure to a single borrower at a certain number of investment properties or a total portfolio debt value. Others will lend across a larger portfolio but apply progressively stricter serviceability tests. Some major lenders become restrictive beyond three or four investment properties. Managing multiple investment loans across different lenders is a common approach for investors building larger portfolios — it diversifies lender exposure and avoids triggering any single lender’s internal portfolio caps. Rob understands how to spread lending across lenders in a way that preserves borrowing capacity and avoids concentration problems. Lender policies on investment property exposure vary and are subject to change.
How do I use equity in my existing property to fund the deposit for an investment property?
Equity is the difference between what a property is worth and what you owe on it. Most lenders will allow you to borrow against equity up to 80% of a property’s value without triggering LMI. Above 80%, LMI applies. The mechanics: Rob identifies how much equity is available in your existing property at 80% LVR (or above, if LMI is acceptable), structures a separate loan split or line of credit against that property to make the funds available, and then uses those funds as the deposit and purchase costs for the new investment property. The new investment property is then financed with a separate standalone loan, secured against itself. Structuring the equity release as a separate loan — rather than a mixed-purpose top-up — is important for maintaining clear records of what interest is deductible and for keeping securities separate. LVR calculations are based on lender valuation, which may differ from market value. Tax deductibility of interest depends on how funds are used and should be confirmed with your accountant. Subject to lender assessment.
I'm self-employed. Does that make it harder to get an investment loan?
It adds complexity, but it’s not a barrier in most cases. Lenders assess self-employed income differently to PAYG income — they typically require two years of personal and business tax returns and financial statements, and they base their income assessment on your taxable income (or an average of the past two years), which may differ from what you actually draw from the business. Some lenders offer “low doc” or “alt doc” loan products for self-employed borrowers who meet certain criteria — these may use accountant declarations, BAS statements or bank statements in place of full tax returns. Rob knows which lenders assess self-employed income most favourably for your specific income profile and will identify the right approach for your situation. Self-employed income assessment varies by lender. Subject to lender criteria and individual circumstances.
Have a different question? Get in touch.
Ready to structure your next investment purchase?
Book a free 30-minute call with Rob. Tell him about your situation. He'll give you an honest picture of what you can borrow, what your options look like, and whether now is the right time to move, or what you'd need to do to get there.