Unusual property home loans

A property classification can change the available equity even when your income stays the same.

General information only. It does not consider your objectives, financial situation or needs. Lender policy, waivers and rates can change.

For company title, ask your solicitor to check the constitution and any approval needed to transfer shares, rent the home or alter it. Revenue NSW explains the ownership structure.

Check whether the lender accepts company title first, then how much it will lend. Policies include refusals, 80% options without mortgage insurance and conditional options based on the company, development, location and valuation.

I compared 4 lenders' company-title rules. The number of units in the building and whether you need mortgage insurance decide which row may apply.

Lender guides: Westpac · St George · ING · Commonwealth Bank

Lender rules checked 30 July 2026. A general starting-point view of the lenders listed above, not a ranking, a recommendation or credit advice. Lending policy changes without notice, and any loan is subject to the lender's own credit assessment and approval of your full application.

Stratum title can divide a building by level or section and rely on easements or shared services. A standard-unit pre-approval does not replace a title check.

Current policies range from standard treatment to state-specific acceptance, an 80% cap without mortgage insurance or refusal. Your title search, plan, state, valuation and shared-service documents decide which of these applies to your property.

ACT residential Crown leasehold is commonly addressed in lender policy. A lease elsewhere can follow a different rule. I would first identify the lessor, location, unexpired term, permitted use, assignment conditions and any performance obligations.

A 30 year loan would outlast this lease by 5 years. A shorter loan still needs to meet the lender's required buffer and lease conditions.

Published buffers in the policies reviewed range from 5 to 20 years after the loan ends. With 25 years left on the lease, that could mean a maximum loan term of 20 years with one lender and 5 years with another. Check the rule for the lender and lease type.

A lease lasting beyond the loan term does not guarantee approval. Some policies distinguish ACT Crown leasehold from non-ACT Crown leases, private leases, snowfields leases and other specialist arrangements.

A manufactured home in a residential park can involve owning the home while renting the site. That is different from the Crown leasehold arrangements discussed above. Check the site agreement and the finance available for the exact ownership structure. The Queensland site agreement guide explains rent, utilities and other terms to review.

A listing may describe a house, cottage and granny flat as 3 dwellings. First I confirm how many are legal, approved, self-contained and included in the valuation.

Some current residential policies can consider 3 established dwellings but reduce the loan percentage or require a credit exception. Other policies stop at 2.

If the same borrower plans to build the 3 dwellings, the construction limit can be tighter. The established-security rule does not answer progress payments, builder requirements or the as-if-complete valuation.

What I check:

If building is involved, use the construction financing guide as a separate decision. A lender accepting the finished security does not automatically mean it will fund the build.

A listing label doesn't confirm separate ownership. Check the approved layout, number of legal dwellings and registered titles. If several dwellings share one title, do not plan on selling or refinancing each dwelling separately without checking the legal and lender requirements.

For apartment size and building rules, see the apartment home loan guide. If you plan to add a dwelling, start with the approvals and construction finance process.

A home office, a shop and residence on one title, and a separately titled home above a shop can be assessed differently.

I line up these facts first:

In Miles's case, the 70% limit came from the commercial classification, not a lower dollar value.

A wrong use, floor area or title detail may support a valuation review. A correct mixed-use classification needs a lender whose rules fit.

Use the bank valuation challenge guide if you already have the report.

An easement can give another party a right to use part of the land for access, drainage, sewerage, electricity or another registered purpose. Your solicitor or conveyancer should explain what the dealing allows and whether it affects your plans for the property.

I check whether the easement affects building position, access, proposed work, use, value or resale.

For utility or access easements, our power lines and easements guide separates the title, measurement, building-permission and finance questions.

Client examples are based on real situations. Names and identifying details have been changed.