Get Office Building Loans from 5.85% - 8.20% and 60% - 80% LVR

We typically see lenders require a 30% deposit for office and office building property loans. This means lenders will generally offer a 70% LVR (loan-to-value ratio) for office buildings (read our guide to commercial property deposits)

That said, it is possible to secure higher LVRs for clients with strong tenant covenants (particularly government tenants, national brands or ASX-listed company leases). If you’re purchasing an office for your own business use (owner-occupied), we can often negotiate better terms, sometimes up to 80% LVR with certain lenders in our network.

As at 26 September 2025, the commercial lending interest rate for office building loans range from 5.85% – 8.20% per annum. Your exact rate will depend on several factors including your business financials, the property’s location, tenant quality, and lease terms remaining. In our experience, owner-occupied office loans often attract rates 0.5-1% lower than investment properties. As commercial finance brokers we work with over 60 lenders, which means we can compare rates across major banks, second-tier lenders, and specialist commercial lenders to find the most competitive option for your specific situation.

Yes, we regularly arrange finance for strata office units, and they’re often an excellent entry point for first-time commercial property investors. The key difference we see is that lenders scrutinise the body corporate finances and strata by-laws more carefully. They’ll want to see healthy sinking funds, reasonable strata fees, and no major upcoming works.

In our experience, strata offices in professional buildings with multiple tenants often get approved more readily than single-tenant buildings. We typically achieve 70% LVR for quality strata offices in metro areas.

This is probably the most common question we field, and in September 2025 market conditions, we’re seeing compelling arguments for buying. When we run the numbers for clients, office ownership often works out cost-neutral or cheaper than leasing once you factor in tax benefits and equity building. We are seeing office vacancy rates drop in many CBD areas, putting upward pressure on prices. If your business has stable cash flow and you’re planning to stay put for 5+ years, purchasing typically makes sense. We offer a rent-versus-buy analysis that factors in your specific tax situation and growth projections.

Learn more about owner-occupier commercial property loans.

Yes, we regularly help first-time commercial property investors enter the office market successfully. Lenders focus more on your business acumen and the property’s fundamentals than your property experience. We strengthen these applications by highlighting your industry knowledge and lease terms – good WALE (Weighted Average Lease Expiry) is important. Sometimes is makes sense to start with a smaller strata office before scaling up. Partner with us, and we’ll provide the expertise lenders want to see—our 20+ years in commercial finance often bridges the experience gap. We also recommend specific office properties that suit first-time investors, typically those with stable government or professional services tenants.

Yes, and we specialise in SMSF commercial property loan transactions. The key is ensuring your business pays market rent to your SMSF, and you have a good understanding of LRBA). We typically achieve 70-80% LVR for SMSF office purchases through specialist SMSF lenders. The main restrictions we navigate: the property must be used wholly for business purposes, and any lease to a related party must be at arm’s length terms. We coordinate with your accountant and SMSF auditor to ensure full compliance while maximising your tax advantages.

Yes, owner-occupiers generally receive 0.3-0.5% better rates than investors for office building loans. This is because lenders view owner-occupied offices as lower risk, since you control the tenancy and have stronger motivation to maintain payments.

Office conversion loans depend on the “as-if-complete” value. Most of our lenders offer 65-70% of the completed office value, with funds released progressively. As with all commercial lending, some negotiating is possible based on your needs and situation. That said, their is no ‘upper cap’ on how much you can borrow from a lender availability perspective, the cap will be based on your specific situation and the financials of the proposed deal. 

We have seen environmental considerations become increasingly important in office finance, particularly for older buildings. We advise clients to arrange a Phase 1 environmental assessments for properties with any industrial history (this typically costs $2,000-$4,000) to prevent costly surprises. For office buildings, we focus on asbestos registers, fire safety compliance, and disability access requirements. Properties with non-compliant cladding for example can face significant lending restrictions. That’s why we work with specialist commercial lenders who understand remediation timelines. In our experience, being proactive about compliance actually strengthens your application, and we’ve secured excellent terms for clients undertaking green building upgrades.

Lenders typically use 70-80% of your office rental income for servicing calculations, with the calculator normally using 80% as standard. Properties with longer WALE and stronger tenant covenants tend to have more rental income counted toward servicing.

Use our calculator to get a guide to your borrowing power

Office building loans can see terms of anywhere between 1 – 30 years. Shorter terms will reduce the total interest you pay, but will also increase your monthly payments. You should also consider the tax implications of these options.