IBN Private: private commercial funding from its own book and a funder panel

IBN Private doesn’t fit neatly into one box, and that’s the first thing to understand about it. Its website describes the team as commercial finance brokers who source funding from private funders. The same site says the group draws on its own funding, works with more than 250 private funders and investors (from superannuation funds to managed investment schemes), and runs a mortgage fund for investors. So when you deal with IBN Private, the money might come from IBN’s own book or from a funder it introduces.

That hybrid model has real advantages for larger and unusual deals. It also changes the questions you should ask. This profile is based on IBN Private’s website as at October 2026. The business trades from Queen Street in Brisbane’s CBD and lists Brisbane, Sydney, Melbourne, the Sunshine Coast and the Gold Coast among the areas it serves.

What can IBN Private arrange?

IBN’s range leans towards property and development, at the larger end of the market:

Facility	Published detail
Short-term business loans	One week to three years; up to 70% LVR; first or second mortgage; no financials required
Asset-backed private lending	$250k to $10m
Commercial property loans and land banking	$500k to $50m, higher through syndication; 3 to 24 months
Bridging finance	From $500k; described as needing no financials
Development finance and residual stock	Generally six months to two years
Second mortgages, mezzanine, preferred equity and joint ventures	Structured case by case
Stretch senior construction debt	For developers needing more than a standard senior loan
Non-conforming loans	For borrowers whose credit history rules out a bank

It lists the uses for short-term business loans as commercial property purchases, tight settlements, stock and equipment opportunities, growth, working capital, prepaying expenses, tax debt payouts, emergencies and refits. It says it doesn’t arrange invoice finance or leasing.

If terms like mezzanine and preferred equity are new to you, our glossary entry on mezzanine debt and our guide to construction and development finance explain where each sits in a capital stack.

Why “no financials” doesn’t mean “no questions”

IBN’s short-term business loans are listed as needing no financials, a draw for anyone with overdue tax returns or a weak set of figures from last year. The trade is that the application leans almost entirely on two things:

• The property. Up to 70% LVR means a $2m commercial building supports about $1.4m of total debt, and IBN’s process includes a third-party valuation after the indicative offer.
• The exit. IBN says an exit strategy is required. A sale, a refinance or a project completion needs to be realistic within the term.

Because the cost of a private loan sits in its fees and interest rather than in your paperwork, price the facility in dollars across a realistic term, and again across a longer one in case the exit slips. Our page on business loans without financials explains which lenders accept this approach and what they swap the financials for.

Accounts behind and a deadline close? Tell us what’s going on. No credit search is triggered when you enquire.

What does the lender-broker model mean for you?

Because IBN may place your loan with a funder from its panel rather than lend directly, a few practical points follow:

1. Know who the lender is. Your loan contract will name the actual funder. That’s who you’ll deal with on extensions and payout.
2. Ask how IBN is paid. Brokerage or arrangement fees can sit on top of the funder’s own establishment and legal fees. Get the combined dollar figure.
3. Repayment terms vary by funder. IBN notes that interest may be capitalised into the facility or paid on a schedule, depending on who funds it.
4. Choice can help. A broad panel can mean a better match for an odd security or a complex development than a single private lender could offer.

Our comparison of a broker versus a direct lender weighs these trade-offs in more detail. You can check whether any lender or broker holds a credit licence on ASIC’s professional registers, though purely commercial lending often sits outside the credit licensing regime.

Who is IBN Private best suited to?

• Developers and builders needing site acquisition, construction top-ups, mezzanine or residual stock funding, especially on deals that fall outside bank pre-sale requirements.
• Commercial property owners wanting $500k or more against a building or landholding, quickly.
• Business owners with credit or ATO problems who have solid real estate security. IBN says previous credit history isn’t treated as the only indicator, and ATO debts don’t automatically rule out funding.

It’s less suited to small loans under $250k, businesses without property, or anyone after invoice finance or equipment leasing.

Timing

IBN says most of its funding solutions receive an indicative approval within 24 hours, that site acquisitions can sometimes be approved the same day, and that short-term business loans can be organised within 48 hours. Its case studies describe settlements in one to ten days. As with any private deal, the valuation and legal documents set the real pace.

Where else to look

• Smaller loan, simpler deal: Ventra Capital funds second mortgages and caveats up to $2.5m directly.
• Want a published LVR grid and amortising repayments: XCEDA Capital lends up to $2.5m on a first mortgage.
• No property security: look at unsecured business loans or invoice finance, which IBN doesn’t arrange.
• Need a direct private lender: our overview of private business lending explains how lenders that fund from their own capital work.

A second set of eyes on a complex deal

Bigger private deals have more moving parts: the funder, the fees, the security position, the exit. It’s easy to compare two offers that aren’t really the same.

If you’d like help working out where your project or business fits, our form takes about a minute. No credit enquiry gets lodged when you send it. We don’t scatter your file across the market, so you won’t be chased by people you never contacted. An experienced person on our team works through your situation and calls to go over what’s possible. Accuracy on the form is everything: the true property value, debts and timeline let us recommend the right path from the outset.

Get a view on your funding options →