Commercial loan leads in Australia: what to check before you buy
Most leads sold as "commercial" are $50K working-capital enquiries with a new label. Real commercial loan leads have a property, a facility or a tax debt behind them, and they need to be qualified differently.
A commercial loan lead is an enquiry where the deal is bigger or more structured than a standard business loan. In practice that means one of four things:
- A commercial property purchase: owner-occupied or investment; office, industrial, retail, medical, mixed-use.
- A commercial property refinance: an existing facility, often written with a non-bank or private-credit lender in 2023 or 2024, that the borrower now wants to move.
- A debt restructure: several facilities, a cash-flow problem, a consolidation that needs a property behind it.
- An ATO tax debt large enough that a standard business loan will not clear it, usually $50K and up.
SMSF commercial property purchases and development scenarios also turn up inside that mix. They are not separate lead products at La Vitesse; they are flagged when they come through the commercial and refinance flow.
Deal type
Purchase, refinance, restructure or tax debt. Each one goes to a different part of your panel.
Loan amount
The single biggest filter. A $400K shed and a $6M industrial refinance are different businesses.
Property type and approximate value
Asset class drives the lender, the LVR ceiling and the valuation cost.
LVR range
Tells you at a glance whether this is a major-bank deal, a non-bank deal or not a deal.
Existing lender and why they are moving
Rate, expiry, a covenant, a fund gating redemptions. The reason they are moving is the conversation.
Timeframe
A facility expiring in 60 days is urgent. "Exploring options" is a nurture.
Plus a mobile number verified by SMS before delivery. Without that, it is not a lead, it is a form submission.
One funded commercial deal carries a commission that a dozen small business loans cannot match. That is why a verified, exclusive commercial enquiry prices higher than a business loan lead, and why the right measure is cost per funded deal rather than cost per lead. A provider that quotes commercial leads at business-loan prices is almost always selling business loan leads with a new label. The maths is set out in our finance leads cost guide.
- No property or facility field. If the lead does not say what is behind the deal, it is a business loan enquiry.
- Resold leads. Commercial borrowers notice when three brokers call. Exclusivity matters more here than anywhere.
- No SMS verification. Dead numbers cost the most on the leads that would have paid the most.
- Volume promises. Genuine $1M+ enquiries arrive at a steady trickle, not fifty a week. Anyone promising otherwise is counting something else.
- No replacement policy. Ask what happens when a lead fails the stated criteria, before you pay.
"Commercial mortgage leads" and "commercial real estate loan leads" are the broad category: any enquiry to borrow against commercial property, purchase or refinance. "Commercial property refinance leads" are the narrower, higher-intent slice: the borrower already owns the asset and already has a facility, so the valuation, the income and the problem are all known. At La Vitesse the broad category runs through our commercial finance leads, and the refinance slice runs through a dedicated commercial property refinance deal flow for $1M to $10M+ facilities.
Business credit is growing 10.8% year on year (RBA, July 2026) while housing lending cools. Several private-credit lenders have tightened or gated redemptions during 2026, which is pushing borrowers who took non-bank money in 2023 and 2024 back into the market. From 10 August 2026, new SMSF property loans can only be for business real property, so the SMSF enquiries that do arrive are commercial by definition. And the ATO is carrying $35.9bn of collectable small-business debt (ANAO, June 2026), which is where a lot of restructure enquiries start. It is a refinance and restructure year.
We generate commercial finance enquiries with the six fields above captured up front, verify every mobile by SMS, and sell each one to a single broker. Pay per lead, no lock-in contracts. Best suited to commercial finance brokers, and mortgage brokers who also write commercial property, with majors accreditation or strong non-bank access. Book a call and we will tell you what is coming through this month.