Development Finance | Fund Your Property Project

Property Development Finance That Works for You

What Is Development Finance?

Development finance is a specialised type of lending designed to fund property development projects, from land acquisition through to construction and completion. Whether you are looking to subdivide a block, build a small residential development, or manage a large-scale multi-unit project, accessing the right development loan can make or break your project. At Self Employed Home Loans, we work with self-employed business owners, property developers, and investors across Sydney, Parramatta, the Hills District, and Western Sydney to access loan options from banks and lenders across Australia.

Unlike a standard home loan, property development finance is structured around the development timeline and project costs. Lenders assess your development feasibility, project cashflow, development deposit or development equity, and your ability to complete the development before they commit funding. This is why having a specialist mortgage broker in your corner matters so much.

Why Development Finance Is Different

When you apply for a development loan, lenders look at far more than your business financials. They want to see your development application, DA approval or council approval, project documentation, and a clear development exit strategy. They will assess the development LVR, which is the loan to value ratio based on the end value of the completed project, not just the land or current site value. The development loan amount you can access will depend on these factors, along with the strength of your development feasibility and whether presale finance or mezzanine finance is involved.

Interest rates on development finance differ from standard home loans. You may encounter a variable interest rate or a fixed interest rate depending on the lender and the structure of your facility. The development interest rate is typically higher than a residential rate because lenders are taking on more risk across a longer project lifecycle. Understanding how interest rate movements can affect your project cashflow is critical before you commit to a structure.

Self Employed Home Loans works with a wide panel of lenders to find development funding solutions that suit your project, whether you need land acquisition finance, subdivision finance, or full project funding for a multi-stage development.

Types of Development Finance We Can Help With

Not all development projects are the same, and neither are the finance structures available. Self Employed Home Loans can help you explore a range of options including first mortgage lending, second mortgage facilities, mezzanine finance, JV finance, and presale finance. Each structure suits different project types, risk profiles, and development stages.

For property developers who own land outright or have significant development equity, there may be options to leverage that equity to fund project costs without a large cash development deposit. For those acquiring new sites, land development finance and land acquisition finance are common starting points before construction funding is drawn down progressively as the build progresses.

If you are working on a subdivision, subdivision finance allows you to fund the costs of splitting a title and developing individual lots, with the end buyer settlements often used as the development exit strategy to repay the facility.

For larger or more complex projects, developer finance structures such as JV finance or mezzanine finance can fill the gap between what a senior lender will provide and the total project costs required to complete development. These structures are more complex and require careful assessment of your project feasibility and project cashflow before proceeding.

What Lenders Look At

When Self Employed Home Loans presents your development project to lenders, we help you put together a strong application. Lenders will typically assess your development feasibility, including projected revenue from end buyers, total development costs, cost overruns contingency, and your development timeline. They will also look at your business financials and track record as a property developer.

DA approval or council approval is a key milestone. Most lenders will not commit to full development funding until a development approval is in place. Some lenders will consider land acquisition finance before DA approval, but the terms and development rates available at that stage are generally more conservative.

The development LVR is one of the most important factors. Most lenders will lend up to a certain percentage of the gross realisation value, which is the total expected sale value of the completed project. Keeping your development borrowing within acceptable LVR limits is essential to getting a deal across the line.

Self Employed Home Loans has experience working with self-employed clients whose income structures can be more complex to present. If your business financials include company distributions, trust income, or retained earnings, we know how to present that information in a way lenders understand. You can also explore our commercial property loans and commercial loans pages if your project has a commercial component.

Why Work With Self Employed Home Loans?

Self Employed Home Loans understands the hustle that goes into property development. You have done the work, identified the site, secured your development approval, and now you need funding that matches your vision. We cut through lender complexity and connect you with development finance options that suit your project structure, your timeline, and your goals.

We work with self-employed business owners across Australia, including clients in Sydney, Parramatta, the Hills District, and Western Sydney, who are looking to fund property development projects of all sizes. Whether you are completing your first subdivision or managing a multi-lot residential development, we can help you access loan options from banks and lenders across Australia to realise your vision and achieve property development success.

If you are also exploring other finance needs alongside your development project, take a look at our business loans page or learn more about self-employed construction loans for owner-builder scenarios.

Our Process

1. Initial Consultation with Mehdi

Your journey starts with a conversation. Whether you're buying a home, an investment property, or exploring options as a self-employed borrower, Mehdi takes the time to understand your goals, your financial position, and what you're trying to achieve. This isn't a one-size-fits-all process. Mehdi listens first, then works out the right path forward. He'll explain what's possible, what lenders are looking for, and what the road ahead looks like before you commit to anything.

2. Financial Assessment

Mehdi conducts a thorough review of your financial picture, including your income, expenses, assets, liabilities, credit history, and any existing equity. For self-employed clients and business owners, this step is especially important. Mehdi knows how to read and present financials in a way that makes sense to lenders, particularly in low-doc and alt-doc scenarios. The goal is a clear understanding of your borrowing capacity and the loan structure that fits your situation, not just the biggest number a lender will approve.

3. Exploring Your Loan Options

With access to a broad panel of lenders across Australia, Mehdi compares rates, fees, offset features, repayment structures, and loan types to find the right fit. He'll walk you through the differences between fixed and variable rates, interest-only and principal-and-interest options, and explain how each choice affects your cash flow and long-term position. For investors, this is where loan structure becomes just as important as the rate itself.

4. Pre-Approval
Pre-approval gives you a realistic borrowing limit and the confidence to move when the right property comes up. Mehdi manages this process from start to finish, presenting your application in the strongest possible light. For complex situations, this step is where his experience and lender relationships make a real difference. A strong pre-approval also signals to sellers and agents that you're a serious buyer ready to act.

5. Loan Application
Once you've chosen the right product, Mehdi handles the full application process. He prepares your documentation, manages lender communication, and keeps things moving so nothing stalls. You'll always know where things stand. For self-employed clients or those with more complex income structures, Mehdi ensures your application is put together accurately and compellingly, giving you the best genuine chance of approval.

6. Loan Approval and Next Steps

When approval comes through, Mehdi walks you through the loan agreement in plain language so you understand exactly what you're signing. He'll help you review the terms, arrange any required insurance, and set up your repayment structure. His role doesn't end at approval. He's there to make sure the transition into your new loan is smooth and that you're set up well from day one.

7. Settlement and Beyond

Settlement is the final step where the loan is formally advanced and ownership transfers to you. Mehdi coordinates with your solicitor or conveyancer to make sure everything lines up on time. After settlement, you'll have online access to your loan and a clear picture of your repayments. And if your circumstances change down the track, or you're ready to grow your portfolio further, Mehdi is the kind of broker you can come back to.

What Our Clients Say

I am a first time home buyer. House of Finance made my journey through the process so effortless , and being an older purchaser and not understanding the process, House of Finance talked me thru everything, their communications are so clear and concise. I had such a feeling of relief when meeting with the House of Finance they made feel so comfortable. From the bottom of my heart , thank you again for making this possible. Regards Deborah

Deborah Price

We had a wonderful experience with House of Finance while getting our construction loan. The entire process was made much easier thanks to their professional, friendly, and supportive team. A special thank you to Mehdi, who helped us throughout the process and went above and beyond to make sure everything went smoothly. He was always helpful, patient, and responsive to our questions, and his guidance made a big difference in securing our construction loan. We truly appreciate Mehdi’s hard work and dedication. We highly recommend House of Finance, especially Mehdi, to anyone looking for reliable and supportive finance services. Thank you so much for all your help! 🙏🏡❤

Suma Rakshit

I recently had the pleasure of working with House of Finance for my home loan application, and I was thoroughly impressed by their excellent service from start to finish. The team was professional, friendly, and consistently went above and beyond to make the process smooth and stress-free. Every step of the application was clearly explained, and any questions I had were answered promptly. Their guidance made navigating the paperwork and requirements easy, and I felt supported throughout the journey. I particularly appreciated their attention to detail and commitment to keeping me informed at every stage. I highly recommend House of Finance to anyone seeking reliable and exceptional service for their home loan needs. They made what could have been a complicated process remarkably straightforward and pleasant.

Rania Hanna

I had a great experience working with Mehdi to refinance my home loan. Being self-employed and running a transport business, my situation was a little more complex than a standard application. Mehdi helped me refinance, consolidate my existing debts and access additional equity for renovations. He took the time to understand my business and financial situation, structured the loan properly and made the whole process clear and straightforward. I’m very happy with the outcome. I highly recommend Mehdi, especially to other self-employed business owners looking for someone who understands more complex lending.

Debabrata Saha

Common Questions

How does Self Employed Home Loans charge for its services?

As a mortgage broker, Self Employed Home Loans is typically paid a commission by the lender when your home loan settles. This means that in most cases, there is no direct cost to you for using our services. We are required by law to act in your best interests and to disclose any commissions or fees we receive. Before we proceed with any application, we will be upfront with you about how we are paid and whether any fees apply to your specific situation. Our focus is on finding a loan that suits your needs and circumstances, not on pushing a particular product. We encourage you to ask us any questions you have about our fees and commissions so you feel completely comfortable with how the process works.

What should I do to prepare before speaking with a self employed mortgage broker?

The more prepared you are before your first conversation, the more useful that conversation will be. It helps to have a general idea of how much you are looking to borrow and what you plan to use the loan for. You should also think about how your business income is structured and whether your tax returns are up to date. Gathering recent bank statements, your last two years of tax returns, and any business financial statements will give your broker a clearer picture of your situation from the start. If your tax returns are not lodged, it is worth speaking to your accountant before approaching a lender. Even if you are not fully prepared, reaching out early is worthwhile. We can guide you on exactly what you need and help you plan ahead so you are in the strongest possible position when the time comes to apply.

Do I need to have been self employed for a certain amount of time before I can apply?

Most lenders in Australia prefer to see at least two years of self employment history before approving a home loan. This gives them enough information to assess whether your income is stable and sustainable. However, some lenders will consider applications from people who have been self employed for as little as one year, particularly if you were previously employed in the same industry or trade. There are also lenders who offer products specifically designed for newer business owners. Every situation is different, so it is worth having a conversation with a specialist broker to understand your options based on how long you have been running your business and what your financials look like.

Do you work with clients outside of Sydney, such as in Western Sydney, Parramatta, or the Hills District?

Absolutely. We work with self employed business owners right across Australia, including clients in Sydney, Parramatta, the Hills District, Western Sydney, and beyond. Whether you prefer to meet in person or speak with us over the phone or via video call, we can work around what suits you. Many of our clients are busy running their businesses and do not have time to visit a branch or sit through lengthy in-person meetings. We make the process as convenient as possible while still giving you the personalised attention your situation deserves. No matter where you are based in Australia, if you are self employed and looking for a home loan, we are here to help you understand your options.

Why is it harder for self employed people to get a home loan in Australia?

Lenders in Australia typically assess a borrower's ability to repay a loan based on their income. For employees, this is straightforward because they receive regular payslips. For self employed business owners, income can vary from month to month, and the way income is reported through tax returns, business financials, or company structures can look very different. Some lenders are not set up to properly assess self employed income, which can lead to applications being declined or borrowers being offered less than they need. This does not mean getting a home loan is impossible. It simply means you need to approach the right lenders with the right documentation, and that is exactly where a specialist broker can add real value.

What is a self employed mortgage broker and how can they help me?

A self employed mortgage broker is a specialist who understands the unique challenges that business owners face when applying for a home loan. Unlike a standard mortgage broker who works with all types of borrowers, we focus specifically on people who run their own businesses. This means we understand how your income is structured, why your tax returns may look different to a salaried employee, and which lenders are more likely to work with your situation. We take the time to understand your business, your finances, and your goals, then work to match you with a lender whose criteria suits your circumstances. If you are self employed and have found the home loan process confusing or frustrating, speaking with a specialist broker can make a real difference.

What documents do I need to apply for a home loan as a self employed person?

The documents required can vary depending on the lender and your individual situation, but generally you will need to provide your most recent tax returns, both personal and business, along with your Notice of Assessment from the Australian Taxation Office. Lenders may also ask for business financial statements, Business Activity Statements (BAS), and bank statements showing your business and personal cash flow. If your business is structured as a company or trust, additional documentation may be required. Some lenders offer what are known as low doc or alt doc loans, which allow borrowers to use alternative forms of income verification such as an accountant's letter or bank statements instead of full tax returns. We can help you understand exactly what you need to prepare before you apply.

What types of properties can I buy with a self employed home loan?

Self employed borrowers can generally apply for home loans to purchase the same types of properties as any other borrower. This includes owner-occupied homes, investment properties, vacant land, and properties for construction. The type of property you are looking to buy may affect which lenders are suitable and what conditions apply. For example, some lenders have restrictions on certain property types such as small apartments, rural properties, or properties in specific postcodes. Your intended use of the property, whether you plan to live in it or rent it out, will also affect the loan structure and which products are available to you. A specialist broker can help you understand what is possible based on the property you have in mind and your current financial position.

Can I get a home loan if my income varies from year to year?

Yes, variable income is very common among self employed business owners, and many lenders understand this. The key is how your income is presented and which lender you approach. Some lenders will average your income over two years, while others may use your most recent year if it is higher. Some lenders are more flexible in how they assess irregular or seasonal income. The way your business is structured, whether you operate as a sole trader, partnership, company, or trust, can also affect how your income is calculated. This is one of the reasons why working with a broker who specialises in self employed home loans is so valuable. We know which lenders are more likely to view your income favourably and how to present your application in the strongest possible way.

What is a low doc home loan and is it right for me?

A low doc home loan, short for low documentation, is a type of home loan designed for borrowers who cannot provide the standard income documents that most lenders require. This is common for self employed people whose tax returns may not fully reflect their actual income, or who are behind on their tax lodgements. Instead of full tax returns, lenders offering low doc loans may accept alternative documents such as bank statements, a signed income declaration, or a letter from your accountant. It is important to understand that low doc loans are not a shortcut. They still require you to demonstrate your ability to repay the loan. A specialist broker can help you assess whether a low doc loan suits your situation and which lenders offer these products.

Development Finance for Property Developers

Fund Your Next Property Development Project in Australia