Mixed Commercial and Residential Security in Lane Cove
Where a Lane Cove business owner offers both a shopfront and an investment house, the 70% commercial cap and 75% residential cap are applied line by line.
Plenty of Lane Cove business owners hold their trading premises and an investment house in the same structure, and where you need working capital or an acquisition funded it usually makes sense to put both up as security rather than stretching one of them. What catches people out is that the two assets don't get one blended limit, because we take commercial security to 70% of value and residential to 75%, so capacity is worked out line by line and added together.
Key facts for Lane Cove (2066), 12 months to September 2026
- Median five-bedroom house: $4.375 million. Four-bedroom: $3.30 million. Three-bedroom: $2.7125 million.
- Median three-bedroom apartment: $1.76 million. Two-bedroom: $950,000. One-bedroom: $740,000.
- Units take 34 to 49 days to sell and clear at 61% to 68%. Houses clear at 50% to 54%.
- Population 10,817, with 63% owner-occupiers.
How the two caps work together
We lend as a first or second mortgage over 6 to 36 months, against completed residential, commercial or mixed use property, and the borrower needs to be a company, a trust with a corporate trustee, an SMSF, or an individual where the loan isn't regulated by the National Credit Act, for business or investment purposes.
A shopfront or a suite is tested at 70% no matter how much residential sits alongside it, and that costs a little capacity against a flat 75%, though the second asset widens the base you're borrowing against and usually means the trading premises don't have to carry the whole facility on their own. There's a fuller picture of how commercial and retail security gets treated if you want it, because the tenancy and the lease profile feed into the value before the cap is even applied.
A worked Lane Cove example
Say a company owns its retail premises in Lane Cove, valued at $2.4 million, and a four-bedroom Lane Cove investment house at the $3.3 million median, with $2.3 million of bank debt across the two, and it wants to refinance that and take working capital out as well. Domain doesn't publish a commercial median, so the $2.4 million is an assumed valuation rather than a suburb figure.
| Line | Amount |
|---|---|
| Residential security (four-bedroom investment house) | $3,300,000 |
| Residential capacity at 75% | $2,475,000 |
| Commercial security (retail premises) | $2,400,000 |
| Commercial capacity at 70% | $1,680,000 |
| Combined security value | $5,700,000 |
| Total facility capacity | $4,155,000 |
| Blended LVR at full capacity | 72.9% |
| Existing bank debt to be refinanced | $2,300,000 |
| Room for new money | $1,855,000 |
Running a flat 75% across the whole $5.7 million would have produced $4,275,000, so the commercial cap costs about $120,000 of capacity here, and that difference gets bigger the more commercial the pool is.
Borrowing to the ceiling is rarely the right call anyway, because at $4,155,000 there's nothing left for capitalised interest or for either valuation coming back light. The exit is what we test hardest, so a refinance into a bank once the trading figures support it or a sale of one of the two assets both work.
How quickly does Lane Cove property sell?
Domain publishes no days on market figure for Lane Cove houses and only publishes one for units, at 34 to 49 days with clearance of 61% to 68%, while houses clear at 50% to 54%, and on 68 sales a year one quiet month shows up in the data.
Commercial takes longer again and trades on yield rather than comparable sales, and the backdrop is soft either way, since Sydney house values fell 3.3% in the June 2026 quarter after three rate rises, clearance hit 48% and a record 29.3% of auctions were withdrawn, so write the term long enough to absorb a slow campaign.
What actually settles here
No private mortgage settled against a Lane Cove property in the 90 days to August 2026, though five settled across northern Sydney in that window, one each in Neutral Bay and Willoughby East, two in Ryde and one in Frenchs Forest, from $250,000 to $3.28 million, being two business investments, a refinance, a purchase and a construction line.
Nationally 196 settled in the same 90 days, 115 first mortgages and 81 seconds, at a median loan of $765,500, and 82% of security was residential, so roughly one loan in five was written against commercial or mixed use property. The purposes ran refinance 55, purchase 42, working capital 39, business investment 26, construction 19, debt consolidation 10, bridging 3 and subdivision 2, so most of this is a business owner releasing capital.
What Vía Private lends on
| Loan size | $1m to $20m first mortgage; $500k to $7.5m second mortgage |
| LVR | Up to 75% residential, 70% commercial |
| Term | 6 to 36 months |
| Borrower | Companies, trusts with a corporate trustee, SMSFs, and individuals where the loan is not NCCP-regulated |
| Purpose | Business and investment purposes only |
| Security | Completed residential, commercial or mixed use property in NSW, VIC, QLD and ACT |
What we will not do
We don't do consumer credit regulated by the National Credit Act, so if one of the properties is a home you live in and the money is for something personal then we're not the right lender. We don't fund construction or development, and we don't lend against vacant land or pre-DA sites, so on a mixed pool the security has to be completed premises rather than a site you're planning something on. We won't lend where there's no credible exit, and we won't lend against a valuation we haven't tested.
Questions people ask
Can I use both commercial and residential property as security for one facility? Yes. Vía Private takes first or second mortgages over completed residential, commercial or mixed use property in NSW, VIC, QLD and ACT, and a single facility can be secured over more than one asset.
What LVR applies where the security is commercial? Commercial security is capped at 70% of value and residential at 75%. On a mixed pool the caps are applied to each asset and the results added, so the blended figure lands between the two depending on the mix.
Does the commercial cap reduce what I can borrow? Compared with a flat 75% it does. On the worked example above, $2.4 million of commercial and $3.3 million of residential give $4,155,000 of capacity instead of $4,275,000, a difference of $120,000.
Who can borrow? Companies, trusts with a corporate trustee, SMSFs, and individuals where the loan is not regulated by the National Credit Act. The purpose must be business or investment, not personal or owner-occupied.
How long does it take to sell in Lane Cove? Units take 34 to 49 days on Domain data for the 12 months to September 2026 and clear at 61% to 68%. Domain publishes no days on market figure for houses, but clearance of 50% to 54% points to a slower campaign.
Getting a Lane Cove 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: Hunters Hill · Willoughby · Northbridge · Castlecrag · Roseville
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. 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.
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