How Can Private Lending Help You Secure Land Quickly in Regional NSW?

Regional NSW is booming with opportunity. One of the latest examples? A bakery owner in Junee needed cash, fast, to renovate and expand their growing business. But they also wanted to secure a prime block of land nearby, with a vision for future expansion.

They reached out to us on a Thursday. By the following Tuesday, the funds were in their account and renovations were underway. That’s just three business days from application to settlement.

Banks weren’t interested. The land was vacant. The timelines were tight. The borrower had limited options. Private lending provided the solution.

We funded a $60,000 land loan at 60% LVR on Percy Street, Junee NSW 2663, giving the borrower exactly what they needed: cash now, and future upside later.

In this blog, we’ll break down how we structured the deal, why it worked, and how private lending is increasingly helping small business owners seize land opportunities, especially in regional towns like Junee.

Deal Summary: Bakery Renovation Meets Land Opportunity

• Location: Junee, NSW 2663

• Loan Amount: $60,000

• LVR: 60%

• Security Type: Vacant land

• Borrower Profile: Bakery owner

• Loan Purpose: Fund bakery renovations by extracting equity from land

• Settlement Time: Less than 5 business days (request received Thursday, funded Tuesday)

This wasn't just about land speculation. The borrower needed cash urgently to renovate their bakery, expand capacity, and keep up with growing demand. But with most of their capital tied up in property, they needed a smart, asset-based solution. Innovate Funding made that happen in a matter of days.

Private Lending in Regional NSW

Regional towns like Junee are seeing an increase in small businesses tapping into non-bank lending for short-term needs. Why? Because banks move slow. And small business owners, especially in industries like hospitality, can’t afford to wait.

In this case, our borrower had an established bakery with strong community support. But outdated equipment and rising foot traffic were creating a bottleneck. A larger kitchen, updated fit-out, and better machinery were urgently needed. The bank said no, simply because the funding was tied to a vacant land asset.

Why Traditional Banks Said No

Banks are notoriously conservative when it comes to:

• Vacant land, which is considered high risk with no immediate income

• Cash-out lending, especially when tied to business use

• Small business borrowers, particularly those without "bank-clean" income

• Regional locations, which are often outside metropolitan lending appetites

Despite the borrower owning a valuable parcel of land and running a profitable business, they were still overlooked.

How Private Lending Solved the Problem

This borrower didn’t need long-term financing. They needed a quick, flexible solution that leveraged their land equity and helped their bakery grow—immediately.

Here’s what we delivered:

Equity Release on Land

We unlocked $60,000 in equity against the land’s value. This gave the borrower access to working capital without selling the asset.

Fast Approval and Settlement

The request came in on a Thursday. The deal was funded and settled by the following Tuesday. That speed made it possible to kick off renovations without delay.

Simple, Flexible Terms

No drawn-out application. No trading statements. We focused on the asset and the purpose, not red tape.

Regional-Focused Lending

As specialists in regional and rural property finance, we understood the real value of the land in Junee’s growing market.

Why Cash-Out Loans Work for Business Owners

If you’re a small business owner sitting on a land asset, even if it’s undeveloped, private lending can be a practical way to free up cash without refinancing your primary business premises.

Common Use Cases:

• Renovating premises, like our Junee bakery client

• Buying equipment or vehicles

• Expanding staff or services

• Managing seasonal cash flow

• Bridging costs while waiting for grant approvals

Rather than liquidating land or taking on high-interest business credit cards, asset-backed private lending can offer a more structured and affordable alternative.

What Lenders Look For in Land-Backed Cash-Out Deals

Private lenders are more flexible than banks, but due diligence still applies. Here’s what they typically look for:

• Market value of the land, supported by recent comparable sales

• Ownership clarity, with a clean title and minimal existing debt

• Purpose of the loan, such as productive business improvement

• Exit strategy, for example refinancing with a commercial lender after revenue improves

In our Junee example, the borrower planned to refinance after renovations, using increased bakery turnover as their exit strategy.

Junee: A Case Study in Regional Growth

With a population of just over 6,000 and increasing demand from Wagga Wagga overflow, Junee is a town on the rise. It’s no surprise that local business owners are seizing land opportunities now while prices are still affordable.

Our borrower used private lending to solve two problems. They renovated their bakery to grow revenue, and they secured a valuable parcel of land with long-term development potential.

What You Can Learn From This Deal

This isn’t a one-off success story. Across Australia, small business owners in regional towns are:

• Buying land before it becomes unaffordable

• Tapping into private lending to renovate or grow

• Skipping the banks to access capital when they need it most

Here’s how you can do the same:

1. Identify Your Capital Gaps: Do you need to upgrade your workspace, buy new stock, or take advantage of a time-sensitive opportunity?

2. Leverage What You Own: Vacant land or commercial property can unlock thousands in equity, even when banks won’t touch it.

3. Think Short-Term, Plan Long-Term: Use private lending as a bridge. Once your improvements are done and your income has increased, you can refinance to a lower-cost facility.

   
   

Is Private Lending Right for Your Business?

Private lending in Regional NSW might suit you if:

• You need fast access to working capital

• You own unencumbered or low-LVR land

• You are comfortable with a short-term, interest-only loan

• You have a clear repayment or refinance strategy

Our Junee bakery client had a vision, a plan, and an asset. With private lending, they brought it all together—fast.

Final Thoughts: Cash-Out Solutions That Actually Work

Banks don’t like vacant land, especially for cash-out deals. They also don’t prioritise small business needs in regional areas. But private lenders see things differently.

At Innovate Funding, we funded $60,000 at 60% LVR on land in Junee, helping a passionate small business owner get the working capital they needed to renovate their bakery and unlock future growth.

They reached out on a Thursday and had the funds by Tuesday. That’s the power of private lending in regional NSW.

Ready to Renovate or Grow? Let’s Talk

We’re experts in fast, flexible land funding across regional NSW. Whether you're improving your business, purchasing land, or planning your next expansion, we’re here to help.