Free tool
Business loan calculator: how much could your property support?
Enter what the property is worth and what's owed on it. See your available equity at different loan-to-value settings, whether you'd be in first or second position, and what LVR your target amount implies. No interest rates — just the security maths.
Estimated available equity
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Ready to test it for real? A specialist can tell you what a lender would actually do with your property — no credit check to enquire.
See if you qualify →How the calculation works
The calculator multiplies the property's estimated value by the loan-to-value limit you choose to get the most that could be secured against the property in total. It then subtracts what's already owed. What's left is your rough available equity — the ceiling for new property-secured lending at that setting.
| Step | Illustrative example |
|---|---|
| Property value | $900,000 |
| × loan-to-value limit (70%) | $630,000 maximum total lending |
| − existing lending | $350,000 |
| = available equity | $280,000 |
If there's existing lending, a new lender would usually sit behind it as a second mortgage, or refinance it to take first position. If there's nothing owed, a new loan would be a first mortgage. Our first vs second mortgage comparison explains the difference in cost and speed.
Why property type changes the picture
Lenders are generally most comfortable with standard residential property in towns and cities, because it's easiest to value and sell. Commercial, industrial, rural and lifestyle properties can be valued more cautiously and may attract lower loan-to-value limits. The calculator flags this, but the real limit depends on the lender and the specific property.
What the result does and doesn't tell you
It tells you how much security you have to work with. It doesn't tell you what you'll be approved for, what the loan will cost or how fast it can happen. Those depend on a valuation, the purpose of the loan, your exit plan, your credit and Inland Revenue position, and the lender's policy. Property-secured business loans typically range from $20,000 to $5,000,000, with $20k to $250k possible same day and up to $5m possible within 24–48 hours for well-prepared deals.
Don't have property, or would rather keep it out of the business? Use the fast funding comparer to see unsecured and asset-based options ranked for your situation, or read secured vs unsecured.
Before you use your property
Using property — especially a family home — to secure business borrowing is a big decision. Everyone on the title needs to understand and agree, independent legal advice is common, and you should know exactly how the loan will be repaid. Our page on private mortgage business loans covers what to plan for. When you're ready, a short application gets a specialist's view on your actual property — with no credit check when you first enquire and no spraying of your details to a list of lenders.
Frequently asked questions
What is a loan-to-value ratio (LVR)?
It's the total lending secured on a property divided by the property's value, shown as a percentage. If a property is worth $1,000,000 and $400,000 is owed against it, the LVR is 40%. Lenders set a maximum LVR they're comfortable with.
Why doesn't this calculator ask for an interest rate?
Because it answers a different question: how much security you have to work with. Every business loan is priced on the individual situation, so we don't publish or assume rates.
What LVR will a lender use for my property?
Each lender sets its own limits, and they vary with the property type, location, the borrower's situation and whether the loan is a first or second mortgage. Commercial, rural and unusual properties often attract lower limits than standard homes. Use the calculator to test a few settings.
Is the result how much I'll be approved for?
No. It's a rough estimate of available equity. Approval also depends on valuation, the purpose, the exit plan, your credit and tax position and the lender's policy.
What's the smallest and largest property-secured loan?
Property-secured business loans typically range from $20,000 to $5,000,000.
Find out what your property could really unlock
One short application, no credit check to enquire, and a real person who looks at your property, purpose and timing.
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