Warehouse and industrial property loans: buying, refinancing or using one as security

Last updated 14 November 2026 · Reviewed by 360 MMS Compliance

Can you get a loan for a warehouse or industrial property?

Yes. Warehouses and other industrial premises are commercial property, so you need a commercial property loan rather than a home loan. Depending on the loan, you can:

• Buy: a warehouse or industrial premises for your own business to use, or as an investment to lease to a tenant.
• Refinance: move an existing loan from a bank or another lender.
• Use it as security: borrow for a business purpose against industrial property you already own.

Which industrial properties can be considered?

Some of our commercial loans can be secured by office, retail and industrial property, including warehouses. Check these points with your broker before you commit:

• Location: on some of our loans, commercial security must be in a metropolitan location.
• Property type: some specialised or limited-market properties, generally buildings designed for one particular use, aren't accepted. Other specialised property may be accepted on some loans, with extra conditions.
• Vacant land: considered only by exception.
• Valuation: the property's use, condition and location all play a part.

If the property is unusual, ask your broker to check it early, before you sign a contract.

How do you show you can repay: full doc, low doc or lease doc?

• Full doc: your business financials, such as financial statements and tax returns, are the main evidence.
• Low doc: you sign an income declaration backed by evidence such as an accountant's letter, business bank statements or BAS, for business owners whose financials are out of date.
• Lease doc: the lease and the rent a tenant pays on the property are the main evidence. A lease to an unrelated tenant, your own business or a related company can be considered, subject to the lender's criteria.

Your broker will assess your income and financial situation and explain which may suit the deal.

Owner-occupied, leased, in your SMSF or as security: how do they compare?

Can an SMSF borrow to own a warehouse or industrial property?

Yes, if it's business real property: in broad terms, land and buildings used wholly and exclusively in a business. Our SMSF commercial loans can help a fund buy or refinance business real property, including industrial premises, for funds with a corporate trustee only. The property is held in a separate bare trust, members guarantee the loan, and the structure must be in place before the contract is signed. Only a licensed financial adviser or SMSF specialist accountant can advise whether the fund should borrow. Our SMSF commercial property loans guide explains the set-up order.

Can you use a warehouse as security for a business loan?

Possibly. Some of our business-purpose loans can be secured by commercial property, and some are for company borrowers. The purpose can include working capital, a fit-out or expanding the business, and some of these loans can be used to buy a business, subject to the lender's criteria. The business purpose is confirmed and documented before the loan goes ahead, and repaying a tax debt isn't an accepted purpose.

Building a new warehouse is development finance, which 360 Private considers separately, for business purposes only.

What are the pros and cons?

Possible pros:

• Three ways to show you can repay, including the lease and the rent.
• A lease to your own business or a related company can be considered, subject to the lender's criteria.
• Companies, trusts and SMSFs with a corporate trustee can borrow on some loans.

Possible cons:

• Some loans are for metropolitan locations only, some specialised or limited-market properties aren't accepted, and vacant land is by exception only.
• Low doc loans usually cost more than full doc loans, and company and trust borrowers may pay a rate loading.
• If you use the property as security, it's at risk if the business can't repay.
• Criteria differ between lenders, so compare the total cost and features.

How do I apply, step by step?

1. Check the property early. Its location, type and use, and any lease.
2. Decide who will own it. You, a company, a trust or your SMSF: your accountant or solicitor can advise.
3. Choose how you'll show you can repay. Full doc, low doc or lease doc.
4. Talk to your broker or our team. Our credit team can discuss the scenario with your broker before lodgement.
5. The assessment. Your broker will assess your income and financial situation. The property is valued, and the application is assessed against lending criteria before it goes to the funder for a decision.
6. The offer and settlement. If it's approved, you sign the loan documents and the loan settles.

How can 360 MMS help?

360 MMS is a mortgage manager, and mortgage managers are part of the non-bank lending market. For industrial property, we can help with:

• Purchase and refinance: warehouses and industrial premises, as well as offices and shops.
• Three documentation types: full doc, low doc and lease doc.
• SMSF commercial loans: for funds with a corporate trustee, secured by business real property.
• Business-purpose loans: including loans to companies, secured by commercial or residential property.
• Interest-only bullet loans: on some loans, repaid in full at the end of the term, with a documented exit plan.
• Getting started: apply through an accredited mortgage broker, or contact our team directly.

FAQs

Sources and further reading:business.gov.au: Choose your business location (leasing or buying) · business.gov.au: Apply for a business loan · ATO: SMSF borrowing restrictions (limited recourse borrowing arrangements)

General information only. It doesn't take into account your objectives, financial situation or needs, and it isn't credit, tax or legal advice. All loans are subject to lending criteria, and fees and charges apply. Kuone Pty Ltd T/As 360 MMS (ABN 81 621 683 672), Australian Credit Licence 504193.