Bridging a Castle Hill Investment Purchase Against a Sale

If a company or a trust with a corporate trustee has found the Castle Hill asset it wants and the one it's selling hasn't settled yet, a bridging facility takes security over both and is repaid out of the sale. The arithmetic is where these get decided, because peak debt is the existing loan plus the purchase price plus duty plus costs added together, and that total is tested against the two properties as a pair rather than the one you're buying.

Key facts for Castle Hill (2154), 12 months to September 2026

• Median five-bedroom house: $2.79 million. Four-bedroom: $2.39 million. Three-bedroom: $1.66 million.
• Median three-bedroom apartment: $1.13 million. Two-bedroom: $950,000.
• Houses are selling in roughly 34 to 43 days, units in 40 to 50 days.
• Auction clearance on houses ran 54% to 63%, strongest on three-bedroom stock.
• 186 four-bedroom and 144 five-bedroom houses sold in the year, a deep market.
• 79% owner-occupiers, population 39,610.

Can a company settle the Castle Hill purchase first?

Usually yes, provided peak debt across the two properties stays inside 75% of combined value, on a term of 6 to 36 months. We lend to companies, trusts with a corporate trustee, SMSFs and individuals where the loan isn't regulated by the National Credit Act, and the purpose has to be business or investment. We've set out how bridging takes the pressure off a sale if you want to see the arithmetic worked through step by step rather than in the abstract.

A worked Castle Hill example

Say a trust owns a three-bedroom Castle Hill investment house worth about $1.66 million with $700,000 owing, and it's buying a five-bedroom house in the suburb at $2.79 million, settling that purchase before the smaller one sells.

The cash contribution is doing the work here, because even at 70.5% there's just under $200,000 of headroom, which will take a small valuation difference and not much more. When the three-bedroom sells at $1.66 million and about $45,000 of selling costs come out, roughly $1.62 million repays the facility and leaves a residual near $1.52 million against the five-bedroom house, or 54.6% of its value.

How long would a Castle Hill house take to sell?

Castle Hill stock moves quickly by current standards at 34 to 43 days for houses and 40 to 50 for units, with clearance between 54% and 63%, and it's a deep market. Across Sydney things have slowed though, with house values down 3.3% in the June 2026 quarter, clearance at 48% and a record 29.3% of auctions withdrawn, so write the facility for longer than you think you need, because you'd rather hold months you don't use than negotiate an extension mid-campaign.

What actually settles here

No private mortgage settled against a Castle Hill property in the 90 days to August 2026, and the nearest was at Glenorie, a second mortgage of $170,000 behind an existing bank loan at 54% combined for working capital. Further out there was a first of $759,000 at 70% against residential vacant land at Campbelltown, also working capital, though vacant land isn't security we take ourselves, and a first of $920,000 at 75% at Windsor for a business investment.

Nationally over the same 90 days there were 196 settlements, 82% of them secured by residential property at a median loan of $765,500, split 115 first mortgages and 81 seconds, with purposes running refinance 55, purchase 42, working capital 39, business investment 26, construction 19, debt consolidation 10, bridging 3 and subdivision 2.

A Vía Private transaction in Castle Hill

Settled 28 July 2026. A $6.29 million bridging facility at just under 70% gross LVR, on a six month term with a six month minimum, with interest prepaid for the full term. The borrower was a company as trustee of a family trust, and there were two securities, being the borrower's existing property in Sydney's inner west and the Castle Hill property being purchased. The facility refinanced an existing major bank mortgage over the inner west property and funded settlement of the Castle Hill purchase, and the exit was the sale of the inner west property followed by a refinance of the residual to a non-bank lender. The LVR covenant was tested monthly.

The part worth taking from it is that the facility carried the existing bank debt as well as the new purchase, which is what put it near 70% rather than the forties.

What Vía Private lends on

What we will not do

We don't do consumer credit regulated by the National Credit Act, so a family moving between homes isn't something we can fund and we'll say so early. We don't fund construction or development, we don't lend against vacant land or pre-DA sites, we won't lend where there's no credible exit, and we won't lend against a valuation we haven't tested ourselves.

Questions people ask

Can a company or trust settle a purchase before its other property sells? Yes. A bridging facility takes security over both properties and is repaid from the sale. Peak debt has to stay inside the lender's cap, which for Vía Private is 75% of combined value on residential security, over terms of 6 to 36 months.

Does the existing mortgage have to be paid out? Usually yes. A bridging facility typically refinances the existing loan so it holds first mortgage over both securities.

How much cash is needed at settlement? It depends on the debt already on the outgoing property. In the worked example a $500,000 contribution puts peak debt at 70.5% of combined value, while $150,000 would put it at 78.4% and outside the cap.

Is the LVR tested once or continuously? Continuously. Expect a covenant tested monthly for the life of the loan, which matters if the market moves mid-term.

How long does it take to sell a house in Castle Hill? Around 34 to 43 days on Domain data for the 12 months to September 2026, with clearance on houses between 54% and 63%. Sydney values fell 3.3% in the June quarter, so allow longer.

Getting a Castle Hill scenario looked at

Most of the scenarios we see come through accredited mortgage brokers, so if you're already working with one, send them this page and they can put it to us. If you'd rather come to us first, email begin@viaprivate.com.au with the property, the amount you need, what it's for and how you plan to repay it.

Nearby: Strathfield · Wahroonga · St Ives · Pymble · Roseville

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Figures are indicative and for illustration only. Median values are Domain suburb data for the 12 months to September 2026. Market commentary is from the Domain House Price Report, June quarter 2026. Settlement counts are from a private lending panel covering 196 mortgages funded nationally in the 90 days to August 2026. Transfer duty is calculated at Revenue NSW 2026-27 rates. The transaction described has been de-identified: no borrower, broker, address or pricing detail is disclosed. Vía Private lends to companies, trusts and SMSFs for business and investment purposes only and does not provide consumer credit regulated by the National Credit Act. This page is general information and does not take your objectives or circumstances into account. Last reviewed 13 September 2026.