Development Finance Across Queensland

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Queensland is experiencing significant growth. Apartment towers are rising along the Brisbane River, master-planned communities are developing across the Gold Coast and Sunshine Coast, and industrial estates are expanding within the growth corridors. All of this progress requires capital and the right finance partner from the outset.

Poinsettia Capital is an independent development finance advisory firm working with developers across the state. We structure and arrange senior and stretch senior debt, including construction loans, from a $5 million townhouse project in Toowoomba to a $250 million mixed-use tower in the CBD. 

This is our sole focus. Our directors collectively have a wealth of experience, having structured and managed over $6.5 billion in development and construction debt, all sourced from the institutions that back Queensland’s largest projects. This expertise enables us to secure terms that many advisers simply cannot match.

Queensland’s market rests on fundamentals that institutional lenders appreciate, especially for Queensland developers looking for development finance solutions. Interstate migration leads the nation, with Queensland adding about 98,000 people in 2024-25, growing 1.8%, which is above the national average. 

The state attracts more migrants from other states than anywhere else in the country, and has never recorded a year of negative net interstate migration. Infrastructure spending is also at record levels; the 2025-26 state Budget allocates a historic $116.8 billion four-year capital program, which includes $4.7 billion for the Brisbane 2032 Olympic and Paralympic delivery plan. However, supply continues to fall short, with demand for detached land in the SEQ growth corridors and apartments in inner Brisbane consistently outpacing completions. Fortunately, costs remain competitive, as land, labour, and holding costs are lower than in Sydney and Melbourne, ensuring healthier feasibility margins for developers. 

For those who can take action, the window for opportunities is open, particularly because moving requires capital, and that’s where our relationships with lenders facilitate access to senior debt.

Brisbane:  Our largest and busiest market, and the centre of the Olympic build-out. We arrange debt for inner-city apartments, townhouse infill, commercial conversions and mixed-use precincts, including construction loans across the CBD fringe and the northern, western and southern corridors.
 

Gold Coast: After Sydney, the second-largest development finance market in the country. Luxury residential, coastal apartments, and tourism-led mixed-use projects require lenders who understand the premium end of the market. We have successfully placed senior debt across Surfers Paradise, Broadbeach, Burleigh Heads, and the southern corridor, with funders who accurately assess Gold Coast risk, rather than adopting a conservative approach.

Sunshine Coast: One of the fastest-growing regions in Australia, buoyed by the SEQ City Deal and the Maroochydore CBD project. We arrange development finance for subdivisions, townhouses, and neighbourhood retail from Caloundra to Noosa, partnering with lenders who have a deep understanding of coastal SEQ.

Toowoomba: The state’s largest inland city and a major agricultural and logistics hub, experiencing steady demand for greenfield housing, industrial sheds, and affordable products. We connect with lenders who do not penalise a regional postcode when providing development finance solutions.

Cairns and Townsville: North Queensland represents a distinct market, driven by tourism, defence, agriculture, and resources. We arrange senior debt for hotel-led mixed-use developments and apartments in Cairns, as well as defence housing, industrial, and retail projects in Townsville, through lenders who have a genuine appetite for North Queensland opportunities.

Most advisers read a lender’s policy and pass it on. Our directors wrote the policy and built the lending offices around it.

Manuel Paraskevos built the Queensland office of a leading private credit manager to a $2 billion-plus loan book focused on development finance. He knows first-hand how institutional credit committees price and approve development debt.

Ethan Dixon was National Fund Manager for Construction Debt, managing over $4.5 billion. Having been the decision-maker on the other side of the table, he understands how to position a deal so it lands effectively for Queensland developers.

Because we are independent, we are not tied to any lender. We run a competitive process across the market, from banks and non-banks to private credit funds. This approach effectively pulls down margins and enhances terms for our clients seeking senior debt.

We hold active relationships across the full lender market.

• Major trading banks, for senior debt to investment-grade sponsors.
• Tier-2 and regional banks, for competitively priced mid-market projects.
• Non-bank institutional lenders, for flexibility on pre-sales, location and sponsorship.
• Private credit funds, for stretch senior and structured facilities.

We don't force your deal into one lender's box. We start with the project and match it to the funder whose appetite, pricing and terms actually fit.

We arrange senior and stretch senior debt for Queensland developers. We arrange the rest of the capital stack when a project genuinely needs it.
 

• Senior debt - up to 65% LVR:  Core development and construction loan funding at competitive pricing. 
• Stretch senior - up to 75% LVR: Provides more leverage under a single first mortgage, at a lower cost compared to mezzanine options.
• Residual stock - up to 80% of as-if-complete value: Designed to release equity from completed, unsold stock.
• Advisory across the stack - by arrangement: We also offer mezzanine, preferred equity, and capital-structuring advice.

We work across residential, mixed-use, industrial, and commercial sectors, handling projects ranging from $5 million to $250 million. If your deal falls outside this range, please inquire anyway. Our relationships can accommodate various needs.

First conversation: We review your project scope, DA status, feasibility, and funding needs specific to development finance for Queensland developers. No obligation, just a straightforward assessment of whether we are the right fit. Structuring and positioning: We build the credit paper, model the numbers, and select the right lenders for senior debt. This is where our experience pays off, as we present the deal in a way that aligns with how a credit committee wants to see it. Competitive process: We run a tight process with two to four funders and negotiate terms side by side, allowing you to compare more than just headline rates. Approval and documentation: We manage credit approval, legal documents, and conditions precedent, ensuring you can focus on the project. Settlement and beyond: We are there at settlement and throughout construction, assisting with draws, variations, and extensions.

What do you finance? Residential, mixed-use, industrial, and commercial development finance across Queensland, usually ranging from $5 million to $250 million. If your project falls outside that range, feel free to talk to us anyway. 

How are you different from a bank? We are not a lender; rather, we are independent advisers who structure your deal and manage a competitive process among many lenders. This approach results in better pricing, more flexible terms, and access to funders that most Queensland developers cannot reach on their own. 

Do you only cover Brisbane? No, while we are based in Brisbane, we arrange finance for projects all over Queensland, including the Gold Coast, Sunshine Coast, Toowoomba, Cairns, and Townsville. We work with lenders who price regional markets fairly. 

What pre-sales will lenders want? The requirements vary by lender, asset class, location, and sponsor. For senior debt, you might need 80 to 100% of the debt covered by pre-sales, whereas stretch senior can be lower. We tailor the deal structure to fit your specific project needs. 

How long does it take? Typically, it takes three to six weeks from our initial meeting to formal approval, depending on the complexity. After that, settlement usually occurs within two to four weeks. We also have lenders who can expedite the process for urgent situations. 

What does it cost? Our fee is success-based and fully disclosed upfront. There are no retainers, no hidden charges, and your first conversation with us is free.

The right capital structure significantly impacts your project: tighter margins, better terms, and a knowledgeable team that understands your deal from day one. If you are a Queensland developer planning or holding a site, let's discuss what development finance and senior debt options can achieve for you.

Population and migration: Australian Bureau of Statistics, National, state and territory population (June 2025); Queensland Government Statistician’s Office, Population growth, Queensland (2025). In the context of development finance, understanding population dynamics is essential for Queensland developers. Infrastructure: Queensland Budget 2025-26, Budget Capital Statement (Budget Paper 3); Queensland Audit Office, Major Projects 2025. These figures are current as of the 2024-25 financial year and the 2025-26 Queensland Budget, and they play a crucial role in senior debt planning for future developments. Last reviewed July 2026.