Funding: short-term property-secured loans for businesses

Some business problems have a deadline measured in days: a supplier who wants paying before releasing stock, a property settlement that can’t move, an opportunity that goes to whoever has cash first. Funding, the Gold Coast lender that trades from funding.com.au, is set up for those moments. It lends against property, it lends short, and it moves quickly.

It also has one of the plainer names in Australian finance, so to be clear: this page is about the company called Funding, founded in 2015 and based in Surfers Paradise. Details come from its website as at October 2026.

The short version

Funding offers three loans that can be used for business purposes:

Loan	Amounts	Max LVR	Term	Typical use
Business loan	$25k to $15m	70%	1 to 36 months	Working capital, payroll, debt refinance, buying commercial property or shares, start-up capital
Bridging loan	Up to $15m	70% (lower for some locations and property types)	1 to 36 months	Buying before selling, timing gaps between transactions
Building loan	$25k to $15m	Typically 65%, up to 70%	1 to 36 months (typically 1 to 24)	Construction, renovation, cost overruns

Borrowers can be individuals, companies or trusts. Security can be residential property, commercial property or vacant land anywhere in Australia. The lending entity for commercial loans is Funding Commercial Pty Ltd.

Funding doesn’t say on its business loan page whether it lends as a first or second mortgage. If you already have a mortgage, ask how it will rank. Our pages on second mortgage business loans and caveat loans explain why ranking affects both cost and speed.

What Funding doesn’t ask for

The most distinctive line on Funding’s business loan page is that income and trading history won’t hold you back. It names self-employed people, freelancers, contractors and start-ups as borrowers it will consider.

That’s a deliberate trade. Instead of proving you can repay from profits, you prove two things:

1. There’s enough equity in the property to cover the loan within 70% of its value.
2. You have a believable plan to repay at the end of the term. Funding’s FAQ says the business loan is repaid at the end, so the exit is the loan.

A credit check and a property valuation still happen before formal approval. The online form itself starts without one.

A worked example: how much room does 70% leave?

Say a cabinet-making business owner has a home valued at $1.2m with $500k owing on the mortgage, and needs working capital for a big contract.

• 70% of $1.2m is $840k: the maximum total lending Funding’s ceiling allows against that property.
• Subtract the existing $500k mortgage, and the theoretical room is $340k.
• Funding’s own calculator notes that fees and charges come out of the gross amount, so the cash in hand will be less than $340k.

If the valuer comes in at $1.1m instead, the ceiling falls to $770k and the room shrinks to $270k. Valuations move the answer more than anything else, so try a few values in our property equity calculator before you apply.

Have property but no time? Send us the details and we’ll tell you whether a short-term lender like this or a cheaper option fits.

How fast is “fast”?

Funding publishes two timeframes. Conditional approval within four hours during business hours, with requests after 4pm Friday quoted the next business day. Then settlement within three business days of formal approval, as long as the application is complete and every supporting document is in.

The second condition is where time is usually lost. A valuation, a payout figure from your current lender and signed loan documents all have to line up. Our urgent business loans guide lists what to gather before you apply so the clock starts running in your favour.

Who Funding suits, and who it doesn’t

A strong fit:

• property owners with clear equity and a defined, near-term repayment source;
• start-ups and newly self-employed owners who can’t yet show a year of financials;
• property buyers bridging between a purchase and a sale;
• builders and renovators who want upfront drawdowns.

A weak fit:

• businesses without property;
• anyone who needs to repay gradually from trading income over several years;
• owners whose only exit plan is “we’ll refinance somehow”.

Short-term private-style lending costs more than a bank loan. If your financials are solid and the timeline allows, a bank is usually cheaper and worth trying first. A lender like Funding is the right call when speed or the lack of paperwork outweighs the extra cost.

Questions to ask before signing

1. Added up across the whole term, how many dollars will this loan cost me, establishment and exit fees included?
2. Do I pay interest each month, upfront, or does it build up inside the loan balance?
3. Will my loan rank first or second, and does my current lender need to consent?
4. What happens if my exit is delayed past the term? What does an extension cost?
5. If my sale settles in month four of a twelve-month loan, how much do I save by clearing it then?

Before you answer question four honestly, our short-term loan exit strategy guide is worth ten minutes.

If Funding says no

• Not enough equity: add a second property as security, or reduce the amount.
• Exit plan too vague: a longer-term first mortgage business loan may suit better.
• No property at all: look at unsecured business loans or invoice finance.

Similar property-secured lenders profiled here include Zagga, Aquamore and Equity-One. Model a bridging scenario in our bridging loan calculator too.

Against the clock with property behind you? Let’s look at it today

Funding proves that equity and a clear exit can unlock money in days rather than weeks. Whether it’s the cheapest way to solve your problem is another question, and the answer depends on your property, your timing and what repays the loan.

Spend about a minute on our form. Asking costs your credit report nothing because no enquiry is recorded, and we never fire your application off to a dozen lenders at once. A team member reads your situation and picks up the phone to you. Give us honest figures on the property, the debt against it and your exit, and we can tell you quickly whether short-term money is the right move.

See what my property could unlock →