For investors & portfolio builders

Property one is easy. Property five takes a plan.

We help high-income professionals structure their finances to scale beyond 2⁠–⁠3 properties, even when the banks say no.

Aerial view of Sydney suburbs
800+Property investors helped
50+Lender partners, incl. second-tier banks
1,500+Deals settled
300+Google reviews
The ceiling

Why Most Investors Stop at Property Three

It’s rarely income. It’s how the first loans were set up, and which lender assessed them. Same client, two approaches:

Bank-firstStalls at 3
P1
P2
P3
—
—
×All loans with one bank, cross-secured
×Principal & interest everywhere by default
×Highest-buffer lender used first
×No plan for the next purchase
Strategy-firstKeeps going
P1
P2
P3
P4
P5
→Standalone securities across lenders
→Repayment type matched to tax position
→Lenders sequenced by how they assess debt
→Every loan set up with the next one in mind
Where are you now?

Pick Your Stage to See What Changes

The usual roadblock

Your bank says you’re at your limit

Major lenders assess existing debt at high buffers. Capacity often stalls at property two or three even when the portfolio is performing.

What we do
→Capacity tested across 50+ lenders
→Lender sequencing for the next two purchases
→Restructure existing debt to free serviceability
Quick estimate

How Much Equity Is Sitting in Your Home?

Most lenders let you borrow up to 80% of a property’s value without LMI. The gap between that and what you owe is your usable equity.

Usable equity (80% LVR)$410K
OwingUsable equity20% buffer
Could fund a deposit on roughly$1.64M
Check serviceability →

Indicative only. Assumes 20% deposit plus ~5% costs. Lending depends on serviceability and lender policy.

Who should own it?

Four Ways to Hold an Investment Property

The right structure is a tax and legal decision. We work with your accountant so the lending fits it, not the other way round.

01

Personal name

Simplest to set up and borrow against. Negative gearing offsets your own income.

Lender choiceWidestTypical max LVR90%
02

Discretionary trust

Flexibility to distribute income and asset protection, with a smaller lender pool.

Lender choiceModerateTypical max LVR80%
03

Company

Flat tax rate on income. Suits some higher-income or business owners.

Lender choiceLimitedTypical max LVR80%
04

SMSF

Buy business premises through super with a limited-recourse loan. Strict rules and documentation.

Lender choiceSpecialistTypical max LVR65–70%
In our clients’ words

“Jignesh Helped Me Unlock $900K in Equity When Every Lender Said No.”

You’ve worked hard, earned well, and started investing, but your borrowing power isn’t keeping up. Maybe you’ve been told you can’t buy your next property, or you’re weighing up a Trust, SMSF or individual lending. That’s where we come in. You bring the ambition. We bring the financial roadmap.

01
Two properties, one bank, cappedBoth properties cross-secured with a major. Told no further lending possible.
02
Untangled the securitiesRefinanced into standalone loans across two lenders, releasing equity.
03
Re-sequenced lendersNext purchase placed with a lender assessing existing debt at actual repayments.
04
$900K equity unlockedDeposit and costs for properties three and four, without new cash.
★★★★★
“Mr. Joshi is professional and knowledgeable but at the same time can be relied upon for a friendly advice too.”
Parakh Tandon · Google review
★★★★★
“ES Finance is very professional in providing loan services to his clients and knows his work very well.”
Murali Danda · Google review
★★★★★
“Best person for Home loan advice, very professional and easy to reach.”
Harinder Singh Hundal · Google review

Tools and Reading for Investors