As Terry has mentioned there are a myriad of variables.

Some lenders take 75% of the current / potential rent other upto 100% if the property is not being used as security.
Some take negative gearing into consideration others dont.

On the expenses side:
Living allowances vary depending on what scale the lender uses (although admitedly most use the HPI)
Then there are other loans do they take the actual repayment or the sensitised repayment
Do they take a percentage of your credit card limit or do they take nothing on the basis you can show you pay it back in full each month.

All in all there are too many variables to give you an accurate answer.
 
If you structure the loan correctly from the start then serviceability will be a lot easier in the future.

Hi Nzu

Firstly welcome to the forum and I hope you enjoy your time with us.

I am currently on holiday in the Uk until the first week of December but in saying that still working away on deals for clients.

In the current finance climate whilst a 95% LVR is still just about available the biggest issue seems to be the lack of available cash deposit or equity.

For a purchase price of circa $280,000 you will need a minimum of $14,000 plus suifficient to cover your acquisition costs so probably want to allow $30-$35,000.

If you can get around this issue and serviceability is sufficient then probably doable.

Whilst a 95% LVR on investment maybe still doable as has been mentioned previously the Broker may not care about whether the deal or finance is right for you but merely whether he can get a sale and receive a commission.

If you are interested in NSW I can certainly suggest a Buyers Agent to you that will act on your behalf rather than the Vendor or Marketing Company / Developer who he/she represents.

Personally i dont think how big a client you might be the lender will just not remove or amend the AMC.

Hi Matt

As i say being in the UK and not in my office in Brisbane it is difficult to comment with accuracy.

I havent financed a deal in Dysart for about 6 months but the last deal we did was around 90% LVR.

Yes had a feeling it wouldn't be on their mainstream product.

Certainly if the interest rate is cheaper and you dont use up your equity in doing so then certainly worth considering.

Probably want to split the loans to apportion the interest.

Many lenders wont lend for Business Purposes so structuring the loan wiith the right lender is important.

Sounds to me like you need a lodoc / nodoc development style loan.

Mortgage would be taken over the existing Title and then a construction style loan on the development with funds advanced in stage draws.

Have to be honest more information would be needed to provide a more concrete answer or recommendation.

Yes 4 + definately Commercial Devt funding.

Hi Kas

Here i am but currently in the UK on holiday until the first week of December.

Feel free to give us a call in the office after the 7th.