Buying a rent roll
Finance to acquire a property management portfolio, whether it’s your first rent roll or you’re buying out an existing agency’s book.
Services · Rent Roll Finance
Finance to buy, refinance or grow a rent roll
For real estate agency principals across Australia. I compare lenders, structure the finance around your deal and work with your accountant and sale broker through to settlement.
A rent roll is often the most valuable asset in a real estate agency, and lenders assess it differently to property or other business assets.
Before broking, I was a Relationship Manager in Real Estate Business Banking at Macquarie, working with residential real estate businesses from start-ups to corporate franchises. Earlier I worked in business banking at NAB. I know how lenders look at agencies and their rent rolls, and I use that experience on your side of the table.
Whether you’re buying your first rent roll, adding a bolt-on portfolio or reviewing your current facility, I’ll help you understand your options, prepare a strong application and keep the deal moving.
What I help with
Rent roll lending for every stage
From your first acquisition to growing and refinancing an established portfolio.
Refinancing
A review of your current rent roll facility to see whether a different structure, term or lender would suit your agency better.
Growth & bolt-on acquisitions
Funding to add another rent roll to your existing portfolio, structured around the combined business and its cash flow.
How lenders assess it
What lenders look at
Every lender has its own criteria, but most look at the rent roll itself, the sale terms and the agency that will carry the debt.
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Management income and valuation
Lenders commonly value a rent roll as a multiple of its recurring annual management income. Their valuation can differ from the price you agree with the vendor, and the loan is based on their figure.
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Retention and attrition
How well the portfolio has kept its landlords over time, and how likely managements are to stay through a change of ownership.
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Clawback and retention periods
Sale contracts often hold back part of the price, or adjust it, if managements are lost within an agreed period after settlement. Lenders look at how these terms affect your funding needs.
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Property count and concentration
The number of properties under management, where they are, and whether a large share of income comes from a few landlords or buildings.
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Your agency and servicing
Your agency’s financials and experience, and whether it can comfortably meet repayments, including if sales or other variable income falls.
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Trust account and compliance
A clean trust account audit and a sound compliance history give lenders confidence in how the business is run.
What some lenders offer: examples
- Some lenders publish rent roll policies that allow lending of up to 80% of a suitable rent roll’s value, with loan terms of up to 10 years.
- Those policies can come with a minimum portfolio size. For example, one lender’s policy applies only to agencies with at least 100 residential (or 50 commercial) properties under management.
- Other lenders cap lending lower, for example at 70% of a rent roll value they set using their own multiplier, and may require the loan to reduce to a lower ratio within a set period.
- Some lenders focus on larger facilities, for example loans of around $1 million and above.
General information only, based on lenders’ published material as at 28 October 2026. Lender policies change, and any lending is subject to the lender’s credit assessment and lending criteria. These examples are not an offer or a recommendation of any lender.
Getting ready
Documents lenders usually ask for
Requirements vary by lender and deal. Having these ready early can help things move faster. I’ll confirm exactly what your lender needs.
About the rent roll
- Rent roll statistics or reports from your property management software
- Management income history, split by fee type
- Landlord and property schedule, including gains and losses
- The sale contract, including any retention or clawback terms
About your agency
- Business financial statements and tax returns
- A breakdown of income by sales commissions, property management and other
- A recent trust account audit report
- Details of existing loans, plus personal information for directors and guarantors
How I help
From term sheet to settlement
I work alongside your accountant, solicitor and sale broker, so everyone is working to the same timeline.
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Understand the deal
We talk through the rent roll, the contract terms, your agency and your plans, so I know what the lending needs to do.
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Structure the finance
I work out how much you may need, how the retention or clawback terms affect funding, and what security and repayment structure makes sense.
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Compare lenders
I compare options across lenders on my panel that offer rent roll lending, and explain the trade-offs in plain language.
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Coordinate to settlement
I prepare and lodge the application, manage lender questions and work with your accountant, solicitor and sale broker through to settlement.
For referral partners
Rent roll brokers, accountants & agency principals
If you’re working with a buyer who needs finance, I’m happy to help. I’ll look after your client and keep you informed along the way.
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Make an introduction
Call or email me, or send your client to this page. A quick outline of the deal and the timeline is all I need to start.
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I take it from there
I contact your client, gather what the lender needs and work around the timeline you’re already managing.
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You stay in the loop
With your client’s permission, I keep you updated at key points, from the lender’s first response through to approval and settlement.
How much can I borrow to buy a rent roll?
It depends on the lender, the rent roll and your agency. Lenders usually lend a percentage of the value they place on the rent roll, which can be lower than the price you’ve agreed to pay. Some lenders publish policies of up to 80% of a suitable rent roll’s value, while others cap lending at lower levels. Any amount is subject to the lender’s credit assessment and criteria.
How do lenders value a rent roll?
Lenders commonly value a rent roll as a multiple of its recurring annual property management income. The multiple they apply depends on things like the location and quality of the portfolio, how many properties it includes, how concentrated it is, and how well landlords have been retained.
What is a retention or clawback clause, and why does the lender care?
Many rent roll sale contracts hold back part of the price, or adjust it after settlement, if managements are lost within an agreed period. Lenders look at these terms because they affect how much you pay on settlement, what you might recover later and how the loan should be structured.
Can I refinance my existing rent roll loan?
Yes. If your current facility no longer suits your agency, for example because your rent roll has grown or you want to restructure repayments or release equity for another purchase, I can compare options and help you decide whether a change makes sense, including any costs of switching.
Can you help with a bolt-on acquisition?
Yes. Buying another rent roll to add to your existing portfolio is a common way to grow. I look at your current facility, the new rent roll and your agency’s cash flow together, so the new lending is structured around the combined business.
Do you only work with agencies in the Illawarra?
No. I work with agency principals Australia-wide, by phone or video call, and I’m happy to work alongside your accountant, solicitor and sale broker wherever they are.
Get in touch
Talk to me about your rent roll
Tell me a little about the deal, or book a time to talk it through by phone or video.
Send an enquiry
Buying, refinancing or referring a client? Let me know and I’ll get back to you.
General information only. The information on this website is general in nature and does not take into account your objectives, financial situation or needs. Before acting on any information, consider whether it is appropriate for you and seek professional advice. All applications for credit are subject to the lender’s credit assessment and lending criteria. Terms, conditions, fees and charges apply. Rent roll lending is business finance. Lender examples on this page are general information based on published material and may change at any time. I don’t provide tax, legal, accounting or valuation advice, so please speak to your accountant and solicitor about those parts of a rent roll purchase.
Other ways I can help
Planning a rent roll purchase?
Book a call. I’ll listen to the deal, explain your finance options and let you know how I can help.