Lease Doc Commercial Loans in Brisbane

Brisbane's lease doc volume is anchored by childcare and NDIS SDA

South-East Queensland has Australia's strongest childcare growth pipeline (driven by population growth and government funding settings) and one of the largest concentrations of NDIS specialist disability accommodation. Both asset classes typically have 12–15+ year leases to established operators — the textbook lease doc profile. Banks and non-banks compete aggressively for this book; pricing for prime childcare on long leases is currently as sharp as anywhere in the country.

ICR is the binding constraint

Brisbane lease doc lenders require minimum Interest Coverage Ratios of 1.40–1.50× on lease income at the assessment rate. With current Brisbane commercial yields sitting at 5.25–6.0% for prime childcare and medical and assessment rates around 7.5–8.0%, achievable LVR at policy ICR is usually 58–65% rather than the 70% theoretical cap on specialised assets. We model ICR before recommending structure.

Brisbane CBD office lease doc is achievable but selective

Unlike Sydney and Melbourne, Brisbane CBD office vacancy has recovered meaningfully through 2024–25, and lease doc appetite has reopened on prime assets with credible WALE. Secondary B-grade CBD office with elevated incentive structures remains difficult — lenders look through to effective cash rent net of incentives, which can fail ICR even on nominally attractive yields.

$6.4M childcare centre, Sunshine Coast

150-place purpose-built centre on a 15-year lease to a national operator with 3.5% annual reviews. Net rent $445k. Funded at 65% LVR ($4.16M) on lease doc at 6.75% IO with annual rate review. ICR at 7.75% assessment rate: 1.62× — comfortably within policy. No personal guarantees beyond the standard director limit; structure relied entirely on the lease covenant.

$4.8M NDIS SDA, Logan

Newly built 4-bedroom high physical support SDA dwelling, 20-year lease to an established SDA provider, indexed rent. Funded at 65% LVR ($3.12M) lease doc at 6.95% IO. Specialist NDIS lender appetite in Brisbane is currently the deepest in the country.

$3.6M medical centre, Indooroopilly

Multi-tenanted GP and allied health centre, 5 tenants on 5+5 leases, weighted-average 6.8 years WALE on principal tenant. Funded at 62% LVR ($2.23M), 7.05% IO. The lease covenant alone serviced the loan; borrower's full doc capacity was preserved for two concurrent industrial acquisitions.