Trust and company property lending — how the finance works
A general guide to borrowing for property held in a discretionary/unit trust or company — serviceability, guarantees and lender appetite. Not legal or tax advice.
10 June 2026 · By Foundation Finance · Last reviewed 10 June 2026
What we can — and can’t — advise on
Foundation Finance operates as a credit representative under an Australian Credit Licence. We can advise on the credit product — the loan itself, how it’s structured, and which lenders suit your situation. Whether a self-managed super fund, trust or company structure is right for you is financial product, tax and legal advice, which sits with your licensed financial adviser, accountant or solicitor. This page covers the credit side only.
Many investors and business owners hold property in a discretionary (family) trust, unit trust or company. Borrowing through these structures works differently to borrowing in your own name. This is a general guide to the finance side — choosing the structure itself is legal and tax advice for your accountant and solicitor.
Why structure changes the lending
Serviceability is assessed differently — lenders look at the entity, its income and the people behind it.
Guarantees are usually required (for example, directors of a corporate trustee, and sometimes beneficiaries).
Lender appetite varies — not every lender will consider a trust or company application, and some route them to commercial divisions at higher rates. See our trust/company loan cost calculator for an indicative uplift.
Corporate trustee — a company acting as trustee of a trust (also used for SMSFs).
The line we don't cross
We arrange the credit and know which lenders accept these structures. Whether a trust or company is right for you — for asset protection, tax or estate planning — is a decision for your accountant and solicitor. We don't draft deeds or give tax/legal advice.
Getting it right usually means a small team. Here’s who does which part — we’ll gladly work alongside your other professionals.
Us (Foundation Finance)
The loan — structure, features, lender selection, serviceability and the application.
Licensed financial adviser (AFSL)
Whether an SMSF or investing via super suits you, and any financial-product advice.
Registered tax agent / accountant
Your tax position — negative gearing, deductions and CGT for your circumstances.
Solicitor
Legal structures, trust deeds, contracts and asset protection.
Quantity surveyor
An ATO-compliant tax depreciation schedule for your property.
General advice warning: The information on this page is general in nature and factual only. It does not take into account your objectives, financial situation or needs, and is not financial product, tax, credit or legal advice. Tax, superannuation and SMSF outcomes depend on your circumstances — speak to a registered tax agent and a licensed financial adviser before acting. Any estimates or calculator results are indicative only and not an offer of credit, a quote, or a guarantee of approval or savings.
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