Key Takeaways
- Surf Coast businesses often have seasonal trade, small-town premises and owner-operators, and lenders assess each of those features differently.
- About 90% of my broking is commercial, with a panel of more than 60 lenders including banks, non-bank lenders and private credit.
- Home loans follow as the second part of the practice, including holiday homes, sea change purchases and refinancing.
- This page is general information and not credit advice.
The Surf Coast has a different business mix from the rest of the region. Between Torquay and Lorne you find cafes and restaurants, accommodation operators, surf and tourism businesses, builders and trades, and farms in the hinterland behind them. Many of these are owner-operated, and many earn more in summer than in winter. A lender who is used to metropolitan businesses with level monthly income can misread that pattern, and I work to make sure the application explains it first.
I am Melanie McNaughton, and I started Mortgage & Finance Advisory in February 2026 from an office at 1/4-6 Gilbert Street, Torquay, after 13 years in finance across accounting, audit and banking, including commercial banking at ANZ and NAB. About 90% of my broking is commercial and business lending. The Surf Coast home loan work sits alongside that and gets the same preparation.
Lending to Seasonal Businesses
Lenders assess serviceability on the cash a business produces across a full year, and they read your bank statements to see how you get through the quiet months. A business that earns well in summer and runs thin in winter can still be a sound borrower, provided the application shows the whole cycle, explains the pattern and shows that cash is set aside or that a working capital facility covers the gap.
Repayment structure matters too. Equipment, fit-out and stock can be funded in different ways, and the terms need to fit when the money comes in. I look at your cash cycle before I recommend a structure, and our working capital finance page sets out the options.
Hospitality, Tourism and Accommodation
Cafes, restaurants, bars and accommodation businesses along the coast need finance for premises, fit-out, kitchen and coffee equipment, and sometimes for buying an existing going concern. Lenders look closely at the track record of the trading business, the lease or ownership of the premises, and the operator’s experience. If you are buying a business, the earnings you are paying for, and how much depend on the current owner, are the central questions. See our hospitality business loans page, our hospitality equipment finance guide and our business purchase finance page.
Commercial Property in Smaller Coastal Towns
Buying a shop, a small commercial building or a mixed-use property in Anglesea, Aireys Inlet or Lorne raises issues that a larger centre does not. There may be fewer comparable sales for the valuer to rely on, zoning and planning overlays can limit use, and some lenders prefer larger markets. Choosing a lender that accepts the location and the property type matters as much as the rate.
Where the property will be leased, signed leases are not required for approval. Lenders can accept a real estate agent’s rental appraisal letter as support for expected rent, so you do not need to line up a tenant before you buy. See our commercial property finance page.
Trades, Construction and Equipment
Builders and trades working across the Surf Coast need vehicles, plant and tools, and cash flow to cover wages and materials before progress payments arrive. Equipment can be financed against the asset, and I ask what finance you already hold before recommending a structure. Businesses that invoice on terms may also use invoice finance. Our equipment finance page explains the options, and our development finance page covers small developments.
Farming and the Hinterland
Behind the coast, towns such as Winchelsea, Deans Marsh and Moriac support farms and rural properties. Rural lending is assessed on land, income history, the structure of the entity and the seasons, and a lender with an agri team treats it very differently from one without. See our agricultural and farm finance page, our rural property loans guide and our page for Colac and the Western District.
Home Loans on the Surf Coast
- Holiday homes. Lenders have different views on properties used part of the year, and some treat them as investments. I check policy before choosing a lender. See our holiday home loans guide.
- Short-stay investment. Some lenders count part of the rental income from short-stay properties and some count none, so the choice of lender changes your borrowing capacity.
- Sea change. If you are selling in Melbourne and buying on the coast, timing is the issue, and bridging finance may help you buy before you sell.
- First home buyers. I explain the available schemes, such as the Help to Buy scheme, and how your deposit affects lender choice.
- Refinancing. I compare your loan against the panel and handle the switch if a better option exists. See our refinancing guide.
Surf Coast Areas I Work In
- Torquay region: Torquay, Jan Juc, Bells Beach, Breamlea
- Anglesea region: Anglesea, Point Roadknight
- Central Surf Coast: Aireys Inlet, Fairhaven, Moggs Creek
- Lorne region: Lorne, Wye River, Kennett River, Separation Creek
- Hinterland: Bellbrae, Moriac, Winchelsea, Deans Marsh
- Also Geelong, the Bellarine Peninsula, and business clients in SA, QLD and NSW
Frequently Asked Questions
Which Surf Coast areas do you service?
The Surf Coast from Torquay and Jan Juc through Anglesea, Aireys Inlet and Fairhaven to Lorne and Wye River, plus hinterland areas such as Bellbrae, Moriac, Winchelsea and Deans Marsh. I also work in Geelong and on the Bellarine.
Can a seasonal business get a business loan?
Yes. Lenders look at your cash flow across a full year, so the application needs to show the whole cycle and how you manage the quiet months.
Do I need a signed tenant to buy a commercial property?
No. Lenders can accept a real estate agent’s rental appraisal letter as support for expected rent, though policy differs between lenders.
Can lenders use short-stay rental income for a Surf Coast property?
Some lenders count part of it and some count none. I check each lender’s policy before choosing one, because it can change your borrowing capacity.
Can you help me buy on the coast before my Melbourne home sells?
Possibly. Bridging finance or a purchase conditional on sale can work, depending on your equity and the lender.
Talk to a Broker Who Understands Surf Coast Business
Book a call or phone 03 9020 2699 and tell me what you want to buy, build or refinance.
Melanie McNaughton
DirectorMelanie has 13 years in finance across accounting, audit and banking. Mortgage & Finance Advisory was a finalist for Best New Business at the 2026 Torquay Business Awards.
This page is general information and not credit advice, and it does not take into account your objectives, financial situation or needs. Melanie McNaughton is a Credit Representative (575841) of Connective Credit Services Pty Ltd, Australian Credit Licence 389328.