Private Credit Loans is operated by Andorra Capital Solutions Pty Ltd (ACN 675 464 623 / ABN 32 675 464 623). We arrange property-secured business-purpose loans for Pty Ltd and entity borrowers across Adelaide and South Australia through a panel of non-bank lenders and private investors who recognise the value proposition that SA's property market offers to well-capitalised operators.
Adelaide's affordable entry points and value-add opportunities
Adelaide has historically offered the most affordable entry points of any mainland Australian capital for entity borrowers pursuing renovation, repositioning, and small-scale development strategies. While median dwelling values have increased significantly in recent years — narrowing the gap to Brisbane and Perth — Adelaide's market remains characterised by a large stock of older, unrenovated housing that represents a deep pipeline of renovation-and-flip opportunities for Pty Ltd operators. The city's wide, grid-pattern streets, generous allotment sizes, and relatively permissive planning framework (under the South Australian Planning and Design Code) make it easier for entity developers to achieve dual-occupancy, land-division, and infill outcomes than in the more constrained eastern-seaboard markets.
The northern suburbs — stretching from Salisbury and Elizabeth through to Gawler and the Barossa fringe — have been a focal point for urban renewal. The South Australian Government's investment in the Edinburgh Defence precinct and the ongoing expansion of the Tonsley Innovation District in the south have created catalysts for residential and commercial property demand in adjacent suburbs. Entity borrowers acquiring properties in Salisbury, Mawson Lakes, or the former Holden manufacturing corridor (Elizabeth, Elizabeth South, Elizabeth Vale) can access stock at prices that allow renovation-flip margins that would be unachievable in Sydney or Melbourne. We arrange first mortgages and renovation finance for entity borrowers targeting these precincts.
Adelaide's CBD and inner-ring suburbs (North Adelaide, Norwood, Unley, Prospect, and Goodwood) present a different opportunity set. The CBD has an extensive stock of heritage-listed and character commercial buildings — former warehouses, banks, hotels, and retail premises — that entity borrowers acquire for conversion to mixed-use residential and commercial developments. Heritage conversion projects in Adelaide require careful navigation of the State Heritage Council's approval process and the heritage provisions in the Planning and Design Code, which can add time and cost to a development timeline. Our panel lenders are comfortable with longer loan terms to accommodate heritage planning processes, provided the borrower demonstrates experience in heritage conversions and a feasible exit strategy.
Beyond the metropolitan area, the Adelaide Hills, McLaren Vale, and the Barossa Valley attract entity borrowers acquiring properties for tourism, hospitality, and cellar-door-related commercial uses. Mount Barker, as the largest and fastest-growing township in the Hills, has experienced significant greenfield residential development that creates demand for subdivision finance and construction facilities. We can arrange finance against regional South Australian property where the valuation is supported by comparable market evidence and the borrower's exit strategy is sound.
South Australia-specific regulatory considerations
Entity borrowers transacting on South Australian property should account for several state-level regulatory factors:
—SA stamp duty on commercial transfers. RevenueSA administers stamp duty (transfer duty) on the conveyance of real property in South Australia. Entity borrowers acquiring commercial, industrial, or residential investment property pay ad valorem duty on the greater of the purchase price and the market value. South Australia's transfer duty rates for commercial property are calculated on a progressive scale. Notably, SA does not currently impose a foreign buyer surcharge on commercial property acquisitions, which can make Adelaide an attractive jurisdiction for foreign-controlled entity borrowers compared to the eastern states where surcharges of 7 to 8 per cent apply on residential property.
—SA land tax. South Australia's land tax regime applies to the site value of all taxable land held by an entity. Companies and trustees are assessed on an aggregated basis (all land holdings owned by the entity are combined). SA land tax rates are assessed at midnight on 30 June each year. Trust surcharges apply unless the trustee has notified RevenueSA of the trust's beneficiaries. Entity borrowers with multi-property portfolios in SA should model the aggregated land tax cost as a holding expense, particularly for bridging and development loans where the holding period may span two or more assessment dates.
—FIRB considerations for SA acquisitions. The Foreign Investment Review Board (FIRB) applies nationally, but SA's relatively affordable property values mean that entity borrowers with foreign ownership can sometimes structure acquisitions below the FIRB screening thresholds that would trigger a mandatory notification in other states (noting that agricultural land and vacant residential land have lower or zero thresholds regardless of value). Entity borrowers with any degree of foreign ownership should obtain FIRB advice before entering into a contract, as a failure to notify can result in divestiture orders and civil penalties — and our panel lenders will not settle a loan where there is an unresolved FIRB issue.
Adelaide scenario — illustrative
Prospect heritage conversion — former commercial premises to residential
A Pty Ltd entity with experience in heritage residential renovations identified a two-storey former commercial building on Prospect Road, within the Prospect Local Heritage area. The building, constructed in the 1920s, had been used as office space for decades and was being sold with vacant possession by a retiring professional services firm. The entity's plan was to convert the building into three residential apartments while retaining and restoring the original facade, shopfront detailing, and internal pressed-metal ceilings — all of which were identified as heritage attributes in the local heritage listing.
The borrower needed to settle within thirty days to secure the property ahead of a competing offer. The entity's existing bank declined to fund the acquisition because the property was classified as commercial with a proposed change-of-use that required planning approval. We arranged a first mortgage through a panel lender against the "as is" commercial value of the building. An Adelaide-based panel valuer completed the valuation within four business days, and the loan settled via PEXA within the contractual timeframe. The borrower subsequently obtained planning consent from the local council (with conditions relating to heritage fabric retention) and is now in the process of arranging a construction facility through our panel to fund the conversion works.
Loan products we arrange for Adelaide borrowers
Every loan we arrange is a business-purpose facility to an entity borrower, secured by Australian real property. Our four core product categories for Adelaide and SA borrowers are:
—First Mortgage Loans — registered first mortgages for acquisition, bridging, and refinance across Adelaide's residential investment, commercial, and heritage property sectors.
—Second Mortgage Loans — registered second mortgages behind an existing first lender, commonly used by Adelaide entities unlocking equity in appreciated property to fund new acquisitions, deposits on development sites, or business working capital.
—Construction Finance (No Presales) — progress-draw construction facilities for Adelaide developers building townhouses, dual occupancies, and small apartment projects. Adelaide's lower land cost base means that developer entities can often fund a higher proportion of construction costs and maintain viable margins without needing to pre-sell.
—Renovation & Flip Finance — short-term facilities for entity borrowers acquiring and renovating older housing stock across Adelaide, particularly the 1950s–1970s housing in the northern and western suburbs where the spread between unrenovated purchase price and renovated resale value can support strong project returns, and heritage cottages in the inner ring where character renovation attracts premium pricing.
Not sure which structure fits your Adelaide transaction? View sample deals or start an enquiry and we will match your deal to the right panel lender.
South Australian coverage and panel reach
While our registered office is in Sydney, our panel of lenders includes funders with appetite for South Australian security. We work with Adelaide-based valuers, solicitors, and settlement agents who handle on-the-ground execution for every SA transaction. Our panel's geographic coverage includes metropolitan Adelaide, the Adelaide Hills, the Barossa Valley, McLaren Vale, Mount Barker, Murray Bridge, and Victor Harbor — subject to valuation and credit assessment. Regional South Australian assets with demonstrable market depth and a clear exit strategy are within our panel's comfort zone.
South Australia's electronic conveyancing transition operates via PEXA, with mortgage registrations processed through the SA Land Registry (Lands Titles Office). Our panel solicitors in Adelaide coordinate verification of identity, mortgage registration, and settlement-day funds flow on every transaction. Adelaide's relatively compact conveyancing market means that turnaround times from valuation to settlement can be faster than in the larger eastern-seaboard capitals, which benefits entity borrowers operating under tight settlement deadlines.
Contact us
Private Credit Loans (operated by Andorra Capital Solutions Pty Ltd)
Suite R1926, 38–40 Pitt Street, Sydney NSW 2000Registered office — postal only — no walk-in
National service — registered office in Sydney (postal only). We arrange loans for entity borrowers across all Australian states and territories.
Important — Business Purpose Lending Only
IMPORTANT — BUSINESS PURPOSE LENDING ONLY. Andorra Capital Solutions Pty Ltd (ACN 675 464 623 / ABN 32 675 464 623) is a commercial finance broker and introducer. We arrange property-secured business-purpose loans between Australian corporate borrowers and a panel of non-bank lenders and private investors. We do not provide credit ourselves. We do not arrange consumer credit and we do not arrange credit regulated by the National Consumer Credit Protection Act 2009 (Cth) (NCCP Act) or the National Credit Code. We are not an Australian Credit Licensee. Every loan arranged through us is either to a borrower that is not a natural person (outside the National Credit Code under section 5(1)) or for purposes that are wholly or predominantly business or investment purposes (outside under section 6(1)), or both. All borrowers are required to execute a Business Purpose Declaration and to evidence the true business purpose of the funds. No part of any loan arranged through us may be applied for personal, domestic or household purposes. If a borrower applies any part of the funds for a purpose to which the NCCP Act would apply, the borrower does so in breach of the loan agreement and indemnifies the lender against any resulting loss, claim or cost. The information on this website is general in nature, does not constitute financial, legal or taxation advice, and does not take into account your objectives, financial situation or needs. No interest rates, fees or other commercial terms are advertised on this website; pricing is determined by the relevant panel lender or private investor and is disclosed to the borrower as part of indicative terms. All loans are subject to credit assessment, satisfactory security, valuation, and execution of formal loan documentation by the relevant lender. For consumer credit (regulated under the NCCP Act), contact a licensed credit provider.
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