Free calculator · 60 seconds
Caveat loan calculator: how much can I borrow against my property?
Your indicative borrowing room for a short-term business loan, the structure that fits your state and title, and how fast it could realistically move.
Indicative borrowing room
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Structure that fits
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Indicative planning estimate only, using conservative guide ratios — not an offer or approval. Nothing you enter is stored or sent.
How the calculator works out your borrowing room
Short-term property lenders think in combined loan-to-value ratio (LVR): everything that will be owed against the property, divided by what it's worth. The calculator multiplies your estimated value by a conservative guide ratio for the property type, subtracts what's already owed, and the remainder is your indicative room. A standard home gets the most generous guide, commercial and industrial property a little less, and rural holdings and vacant land less again — because they take longer to sell if a lender ever had to.
The guide ratios are deliberately cautious so the number you see is one you can plan around. A real assessment can land higher or lower once a valuer has looked at the property, the existing lender has issued a payout figure and the exit has been checked. Our explainer on how equity is calculated walks through the arithmetic in more detail.
Why the structure changes with your state
If the property has a mortgage on it already, a short-term lender usually sits behind that loan rather than paying it out. For Victorian property, that can be a caveat loan — the lender protects its interest by lodging a caveat on the title. In every other state and territory, the same job is done with a short-term registered second mortgage, which ranks behind the bank on the register and is usually arranged just as quickly. If the property is owned outright, or the existing loan is expensive or about to expire, a short-term first mortgage that pays it out and adds the new money can be the cleaner option.
| Your situation | Structure that usually fits |
|---|---|
| Victorian property with a bank loan you want to keep | Caveat loan or second mortgage |
| Property in NSW, Qld, WA, SA, Tas, ACT or NT with a loan you want to keep | Short-term registered second mortgage |
| No loan on the property, or the existing loan needs paying out | Short-term first mortgage |
| Buying before you've sold, or waiting on a sale to settle | Bridging finance (on any of the above) |
What decides how fast it can move
Speed comes from preparation more than anything else. With a clean title, clear equity, every owner available to sign and a believable exit, $20k to $250k is possible the same day on a property-secured loan, and up to $5m is possible within 24–48 hours. The usual brakes are a missing payout figure, an owner who's overseas, a trust deed nobody can find, or an exit that hasn't been thought through. The exit date check takes a minute and shows whether your repayment plan will hold up.
Ready to test the number?
The enquiry takes about 60 seconds and there's no credit check when you first enquire. Your details stay with one desk — they aren't sprayed around a pile of lenders — and a real person calls you to confirm what's realistic. Answer the form as accurately as you can, especially the property's state, what's owed and the date you need the money, and the first conversation can be a real one. Start your enquiry →
No credit check to ask
Finding out what's possible leaves your credit file untouched. A credit check only comes up once you choose to proceed.
The lender, not a broker
Your enquiry isn't sold or sprayed across a dozen lenders. You deal directly with the people who make the lending decision, from first call to settlement.
A real person on the clock
A lending specialist reads your answers and calls you. Accurate details about the property and the deadline get you a real answer on that first call.
Frequently asked questions
How much can I borrow against my property for a short-term business loan?
It comes down to the property's value, what's already owed against it and the type of property. As a planning guide, lenders tend to keep the combined loan-to-value ratio (everything owed, divided by the value) lower for commercial, rural and vacant land than for a standard home. The tool shows your indicative room using conservative guide figures; a lender confirms the real figure after a valuation.
Why does the tool ask which state the property is in?
Because it changes the structure. For Victorian property a caveat loan can sit behind your existing mortgage. In every other state and territory the same job is done with a short-term registered second mortgage, which is usually arranged just as quickly.
Does the tool use interest rates?
No. Pricing depends on the whole scenario — the property, the equity, the exit and the timeframe — so it's discussed once a specialist understands your situation. The tool works purely with values, balances and timing.
What if my borrowing room is less than the amount I need?
There are usually options: offer a second property as extra security, reduce the amount, refinance the existing loan into a single first mortgage, or pair a smaller secured loan with an unsecured top-up if the business is trading. The result panel shows which apply.
Is the result an approval?
No. It's an indicative planning estimate. A lender confirms value, title, the existing loan payout figure, identity and the exit before anything is approved.
Is my information saved or sent anywhere?
No. The calculator runs entirely in your browser and nothing you type is stored or sent. The enquiry form is separate and takes about 60 seconds.
See what your business could qualify for
One short enquiry, no credit check when you first enquire, and a real person who calls you back with options that fit.
No credit check to ask
The lender, not a broker
A real person on the clock