Private Lender Brisbane

Private Credit Loans is operated by Andorra Capital Solutions Pty Ltd (ACN 675 464 623 / ABN 32 675 464 623). We arrange property-secured business-purpose loans for Pty Ltd and entity borrowers across Brisbane, South-East Queensland, and regional Queensland through a panel of non-bank lenders and private investors with strong appetite for Queensland security.

Brisbane's Growth Corridors and Lending Landscape

Brisbane's property market has undergone a structural rerating over the past several years, driven by interstate migration from Sydney and Melbourne, infrastructure investment anchored by the 2032 Olympic and Paralympic Games, and a housing supply deficit that has compressed vacancy rates across the metropolitan area. For entity borrowers and developer SPVs, the lending implications are material: asset values have moved sharply, construction costs have risen in line with demand for trades, and the window between site acquisition and profitable exit has shortened as competition for well-located development sites has intensified.

The northern growth corridor — running from Chermside and Stafford through to North Lakes, Caboolture, and out toward Moreton Bay — has become one of Queensland's most active development fronts. Greenfield residential subdivision dominates the outer reaches, while established suburbs closer to the city are experiencing infill development: dual occupancies on re-subdivided Queenslander blocks, small-lot townhouse projects on amalgamated sites, and commercial conversions of ageing retail strips in suburb centres like Nundah and Kedron. Entity borrowers acquiring sites in these suburbs frequently need bridging finance to settle on a site before council approval is obtained, and we arrange first mortgages against the "as is" land value with our panel.

The southern corridor — through Springwood, Logan, and out toward the Gold Coast hinterland — carries a different risk and value profile. Median land values are lower, lot sizes are typically larger, and the development economics favour volume-based subdivision projects. Ipswich and its surrounding growth areas (Springfield, Ripley Valley, and Walloon) have attracted significant developer interest as the population centre of South-East Queensland shifts westward. We see demand from developer entities that acquire rural-residential or broad-acre land with rezoning potential and need a first mortgage to carry the holding costs while subdivision approval is pursued through the Queensland Planning Act 2016 framework.

Moreton Bay and the Gold Coast hinterland present niche opportunities for entity borrowers. Hinterland properties in locations such as Tamborine Mountain, Canungra, and the Scenic Rim offer development potential for eco-tourism, rural-residential subdivision, and lifestyle estate projects. These assets can be harder for mainstream banks to value because of limited comparable sales data, but our panel includes lenders who are comfortable with non-metropolitan Queensland security provided the exit strategy is credible and the valuation methodology is sound.

Queensland-Specific Regulatory Considerations

Entity borrowers operating in Queensland should factor in several state-level regulatory and structural considerations:

• —Body corporate property as security. Queensland's Body Corporate and Community Management Act 1997 governs all strata-titled property in the state. Where an entity borrower offers a lot in a community titles scheme as security, our panel lenders assess the body corporate records — including the sinking fund balance, administrative fund levies, and any outstanding or proposed special levies — as part of the credit assessment. Queensland body corporate legislation gives the body corporate a statutory charge over unpaid levies that can rank ahead of a registered mortgage in certain circumstances, making the body corporate search a critical due-diligence step for secured lenders.
• —QLD additional foreign acquirer duty (AFAD). Queensland imposes an additional 8 per cent foreign acquirer duty on acquisitions of residential property by foreign persons, which includes foreign-owned or controlled companies. Developer SPVs with foreign shareholders or beneficial owners above the relevant threshold must account for AFAD as a significant cost in their acquisition modelling. Even where the SPV itself is an Australian-registered company, the "tracing" provisions in the Duties Act 2001 (Qld) can deem the acquisition to be a foreign acquisition if the ultimate control rests with a foreign person.
• —QLD land tax and absentee surcharge. Queensland's land tax regime, administered by the Queensland Revenue Office, applies to the total unimproved value of all taxable land held by an entity. Companies, trustees, and absentee owners are subject to different rate schedules. Since 2023, Queensland also applies an interstate land-holding aggregation measure, meaning that the value of land held in other states can affect the marginal land tax rate applied to Queensland holdings. Entity borrowers with multi-state portfolios should model this cost carefully.

Brisbane Scenario — Anonymised

Loan Products We Arrange for Brisbane Borrowers

Every loan we arrange is a business-purpose facility to an entity borrower, secured by Australian real property. Our four core product categories for Brisbane and Queensland borrowers are:

• —First Mortgage Loans — registered first mortgages for site acquisition, bridging, and refinance across Brisbane's residential investment, commercial, and development land sectors.
• —Second Mortgage Loans — registered second mortgages behind an existing first lender, used by Brisbane entities unlocking equity in appreciated property to fund new acquisitions, deposits, or business working capital.
• —Construction Finance Without Presales — progress-draw construction facilities for Queensland developers building townhouses, duplexes, and small apartment projects who prefer to sell on completion rather than pre-sell off the plan.
• —Renovation & Flip Finance — short-term facilities for entity borrowers acquiring and renovating post-war timber Queenslanders and fibro-cement homes in Brisbane's inner suburbs, capitalising on the significant value uplift that a structural renovation and raise-and-build-under can achieve in suburbs like Paddington, Red Hill, and Ashgrove.

Not sure which product fits? View real-world scenarios or start an enquiry and we will match your transaction to the right panel lender.

South-East Queensland & Regional Coverage

Our panel's appetite for Queensland security extends beyond metropolitan Brisbane. We regularly arrange loans against property on the Gold Coast (from Coolangatta through to Southport and the northern Gold Coast suburbs), the Sunshine Coast (Caloundra, Maroochydore, Noosa), and regional centres including Toowoomba and Townsville — subject to valuation and credit assessment. For Gold Coast security in particular, the high volume of unit-titled property means that body-corporate due diligence is a routine part of the credit process.

Queensland's electronic conveyancing transition is well advanced, with PEXA mandatory for most mortgage registrations processed through Titles Queensland. Our panel solicitors in Brisbane and the Gold Coast coordinate mortgage registration, verification of identity, and settlement-day funds flow on every transaction we arrange. We also work with Queensland-based valuers who have granular suburb-level knowledge across South-East Queensland and can turn around valuations within compressed timeframes when settlement pressure demands it.

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