Home - Services - Second Mortgage Loans
A second mortgage loan lets you borrow against the equity in a property that already has a first mortgage, without refinancing or disturbing that first loan. Formation Finance arranges private second mortgage loans from $100k to $5M+ for business owners, property developers and investors, with rates from 15% p.a. and settlement typically in 7–14 business days.
We are a Melbourne-based finance team with access to 50+ lenders, including private lenders, family offices and specialist non-bank lenders. Our second mortgage options sit within our private lenders loans and suit borrowers who need short-term property loans quickly. All second mortgage loans we arrange are for business or investment purposes.
| Feature | Indicative range |
|---|---|
| Loan amount | $100k – $5M+ (case by case) |
| Interest rate | From 15% p.a. (depends on combined LVR, security and exit strategy) |
| Maximum combined LVR | Up to 75%* (first and second mortgage combined) |
| Term | 3 – 24 months |
| Repayments | Interest-only or capitalised interest (structure varies by deal) |
| Security | Second-ranking registered mortgage; director or personal guarantees usually required |
| Property types | Residential, commercial, industrial and development sites |
| Fees | Establishment, valuation and legal fees apply. Ask us for a full breakdown. |
| Typical timeframe | Same-day indicative assessment · Settlement typically 7–14 business days after valuation and documents are received |
*Maximum LVR depends on the property's location, security type and the strength of the application.
All figures are indicative only and not an offer of finance. Availability, terms and timing are subject to valuation, security, lender approval, legal and settlement requirements and receipt of required documentation. For business and investment purposes only.
Equity & LVR estimator
See how much equity a second mortgage could unlock — and whether it fits inside the typical 75% combined LVR ceiling before you enquire.
Room to borrow up to $425,000 at 75% combined LVR.
A second mortgage loan is secured against a property that already has a first mortgage. The second lender registers its mortgage on the title behind the first. If the property is ever sold to repay the debts, the first mortgagee is repaid first and the second lender after that.
Because it ranks second, a second mortgage usually costs more than a first mortgage and runs for a shorter term. Lenders focus on how much equity remains after the first mortgage, how easily the property could be sold, and how you plan to repay.
A second mortgage is recorded as a registered mortgage on the property title, which gives the lender a recorded security interest in the property.
Second mortgage lenders look at the combined loan-to-value ratio (LVR): both mortgages added together, divided by the property value.
Combined LVR = (first mortgage + second mortgage) ÷ property value
Example: a property is valued at $1,500,000 and has $700,000 owing on the first mortgage. At a 75% combined LVR ceiling, total borrowing can reach $1,125,000. That leaves up to $425,000 for a second mortgage, before fees and any capitalised interest. The calculator above runs the same numbers for your property.
Developers often need capital between one funding stage and the next: after buying a site but before construction finance is approved, or between completion and the sale of units. A second mortgage over an existing property can fund planning costs, consultant fees or the deposit on the next site. It is then repaid when the next facility or the sales settle. See also our land loans and residual stock loans.
Builder variations, rising material costs or delays can push a project over budget. When the senior construction lender will not increase its facility, a second-ranking loan over the site or another property can fund the gap and keep the build moving. This usually needs the construction lender’s consent, and the second lender will review the updated feasibility and the project’s end value. Learn more about our construction loans.
Case Study 1: Covering a construction budget shortfall
Case Study 2: Working capital without breaking a fixed rate
Many of our second mortgage clients are business owners who hold equity in property but need cash in the business now. Common uses include:
Because the loan is for business purposes, lenders assess the property security and the exit rather than relying only on personal income. The borrower is often a company or trust, with directors providing guarantees. Residential property, including your home, can be used as security, provided the funds are used for business purposes and you sign a business purpose declaration.
If you do not have property to offer as security, see our unsecured business loans instead.
Reviewed by Jackie Wang, Partner at Formation Finance
Jackie Wang has over 10 years of experience in finance and lending, structuring second mortgage loans for business owners, developers and investors who need to release equity without refinancing. He holds a Master of Professional Accounting from RMIT University and assesses every second mortgage on the numbers that matter most to lenders: combined LVR, first mortgage terms and a realistic exit.
Jackie has reviewed this page to ensure the rates, LVRs, loan terms, settlement times and lending criteria reflect current market conditions.
Last reviewed: 15/10/2026
A second mortgage loan is a secured loan that sits behind your primary mortgage and allows you to access the equity in your property without refinancing. It’s commonly used for business purposes, such as funding property developments, expanding investments, or injecting working capital into a business.
It depends on your situation. Refinancing replaces your existing loan and may offer better rates, but it often involves longer approval times, full credit checks, and income verification. It’s ideal if you’re looking for a long-term loan restructure.
A second mortgage, on the other hand, lets you access equity quickly without disturbing your current mortgage. It’s typically faster, more flexible, and better suited for short-term business, investment, or development funding—especially if you need short-term funding and need it quickly.
Second mortgage loans are ideal for:
Property developers needing short-term capital for acquisitions or construction
Professional investors looking to leverage existing equity
Business owners who require funding without disrupting their first mortgage
If you’re asset-rich but need quick liquidity, a second mortgage could be a strategic option.
Loan amounts typically range from $100,000 to $5 million+, depending on the equity available, the property type, and the loan purpose. In some cases, higher loan amounts can be structured for strong projects or portfolios.
We accept a wide range of security types, including:
Residential (investment or owner-occupied)
Commercial (offices, retail, warehouses)
Industrial
Development sites (with or without DA)
Multiple securities can also be bundled to maximise your borrowing capacity.
We can settle most second mortgage loans within 7-14 business days, and rare urgent deals can be processed in as little as 48 hours, depending on the complexity and documentation provided.
While requirements vary depending on the deal, we typically require:
Property details & estimated value
First mortgage statement
Corporate borrowing entity (company/trust)
Loan purpose and proposed exit strategy
Yes. Second mortgage loans are commonly used for land banking, bridging between project stages, or even settling purchases prior to construction finance. They provide strategic flexibility for time-sensitive opportunities.
