Development Finance Brisbane and South East Queensland

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We provide senior debt arrangements and stretch senior debt for Brisbane developers and those in SEQ, ranging from $5 million to $250 million. Our team specializes in Brisbane construction loans and development finance, offering indicative terms within 48 hours. We operate on a success-based fee, which is agreed upon upfront.

Poinsettia Capital is an independent development finance advisory firm specializing in arranging Brisbane construction loans. We expertly structure and arrange the debt, guiding the deal through to completion. Since we do not lend our own money, we work for you, not a balance sheet. Our distinct advantage lies in the fact that both of our Directors have spent their careers within the institutions that fund development, providing us with insider knowledge on how these credit decisions are truly made.

We focus on senior debt arrangements as well as stretch senior debt for a variety of projects, including residential, mixed-use, industrial, and commercial developments. Additionally, we offer advisory services across the entire capital stack when a deal requires it. Most of our engagements involve projects between $5 million and $250 million, covering the complete project lifecycle, from pre-DA land to construction and residual stock.

Manuel built a private credit manager’s Queensland office to a $2 billion-plus loan book, focusing on Brisbane construction loans. Ethan managed over $4.5 billion in construction debt as a National Fund Manager. This experience reveals which lenders are actively issuing loans this quarter, their true appetite for risk as opposed to their publicly stated policies, and how to structure a deal effectively so we receive a term sheet instead of a polite decline.

Since we are independent and lend none of our own funds, we don’t have an in-house product to push. Instead, we conduct a competitive process, presenting deals to lenders who are genuinely interested in development finance and senior debt arrangements. Our office is located at 260 Queen Street, just a few minutes away from the private credit managers, banks, and law firms that are crucial in funding development in this city.

Certainty of execution: We only present your mandate to lenders who have a proven appetite for your specific asset class, location, and deal size, ensuring that the funds for Brisbane construction loans are available at settlement. Transparent pricing: You will see all-in pricing from the beginning. The rate quoted for your development finance will not fluctuate once you are three weeks into due diligence. Speed: We usually provide indicative terms within 48 hours and can reach settlement for senior debt arrangements in four to six weeks once your documentation is ready.

Residential: We focus on Brisbane construction loans for land subdivisions, townhouse projects ranging from five to fifty-plus units, low and mid-rise apartments, and luxury spec homes. Our strongest work is in infill sites located in established suburbs within 10km of the city.

Mixed-use: We specialize in development finance for ground-floor retail spaces with apartments above, a typology that now lines many of Brisbane’s main roads and activity centres. Our expertise includes understanding how split-use valuations work and knowing which lenders will move on retail pre-commitments.

Industrial: Our projects include sheds, warehouses, last-mile logistics, and light-industrial strata. This sector is currently the strongest in SEQ, and we ensure that the pre-lease covenants are carefully structured to meet lender requirements.

Commercial: We handle a variety of commercial assets, including office, medical, childcare, and retail properties. Our knowledge allows us to connect clients with lenders who are familiar with these types of investments, identifying those willing to support a single-tenant medical centre versus those who prefer several pre-commitments.

Land and residual stock: Our services encompass pre-DA facilities to hold a site through planning, as well as residual stock facilities that help release equity from completed, unsold products, enabling you to move forward with the next project.

Our expertise lies in senior debt arrangements and stretch senior debt, particularly in the realm of Brisbane construction loans. We adeptly structure the rest of the capital stack when a project genuinely necessitates it.

Senior debt - Up to 65% LVR: Core construction funding tailored for de-risked projects.

Stretch senior - Up to 75% LVR: Increased leverage available through a single first mortgage, which is our specialty.

Residual stock - Up to 80% of as-if complete value: Facilitating the release of equity from completed but unsold stock.

Wider capital stack - By arrangement: We can incorporate mezzanine and preferred equity options when development finance is required for a deal.

Manuel Paraskevos brings 15 years of experience in commercial property finance, having built the Queensland office of a leading real estate private credit manager to a loan book exceeding $2 billion across every major asset class in SEQ and northern NSW. His extensive experience includes navigating deals through the GFC, the 2018 credit squeeze, and the post-COVID construction cost spike, giving him a keen understanding of what undermines a deal and what effectively secures it, particularly in the realm of Brisbane construction loans.

Ethan Dixon, formerly the National Fund Manager for Construction Debt at a prominent private credit manager overseeing more than $4.5 billion in development finance, has been a key decision-maker. His insights on positioning a deal make him adept at ensuring successful outcomes.

Together, they are well-connected with every active construction lender in the market, ranging from trading banks to non-bank credit funds and private lenders, specializing in senior debt arrangements. When they make a call, the credit committee is always ready to engage.

First conversation: You talk to Manuel or Ethan, not a junior. We go through the site, the feasibility of your Brisbane construction loans, your timeline, and what you need, by phone or at our office. Review and lender mapping: We assess your feasibility, DA status, builder contract, and pre-sales, then match the deal against lenders on our panel, shortlisting two or three that demonstrate a strong appetite for development finance. Indicative terms: Within 48 hours, you receive a clear summary of rate, fees, LVR, and LTC limits, along with the main conditions—nothing hidden for later. Application and due diligence: We handle the application, coordinate the QS, valuer, and lawyer, and manage the lender’s questions, allowing you to keep focusing on your project. Settlement: We facilitate the process through to settlement, which typically occurs four to six weeks after the formal application, assuming your paperwork is in order. After settlement: We're still here for you. If you need a variation, an extension, or a top-up during construction, especially concerning your senior debt arrangements, just give us a call.

What LVR can I get?

On a standard residential project in an established SEQ suburb, senior debt arrangements typically cover 65% LVR on gross realisable value (ex. GST), while stretch senior debt can increase that to 75% LVR. Your specific LVR will depend on various factors including the project's location, the development approval (DA), your builder, and your pre-sales.

How fast can you move?

We can provide indicative terms within 48 hours, with approval through to settlement taking four to six weeks if your DA, builder contract, and feasibility are all in order. For trickier sites, such as those with contaminated land, staged works, or heritage overlays, the process may take longer.

What size projects?

We handle projects ranging from $5 million to $250 million in gross value. This range accommodates established developers managing multiple projects simultaneously as well as operators embarking on their first or second SEQ deal. Our expertise in Brisbane construction loans can support both types of clients.

Where do you work?

Our services cover Brisbane, the Gold Coast, the Sunshine Coast, Ipswich, Toowoomba, and the rest of the SEQ corridor, along with northern NSW areas around Tweed, Byron, and Ballina.

What does it cost?

Our fee structure is success-based and agreed upon upfront, payable at the time of settlement. There are no retainers, and the initial consultation is free. As we work independently, we prioritize your terms rather than pushing you toward a specific lender.

Why use an adviser instead of going direct?

Choosing the right adviser can save you both time and money in securing Brisbane construction loans. We know the current lending landscape, including who is active in providing development finance, how they are pricing risk, and how to structure deals that achieve quick approvals. Going directly to the wrong lender can cost you weeks, whereas we also have access to funders who won't speak with borrowers directly, including some of the most competitive private credit funds available.

If you are holding a site, working through development finance, or getting ready to launch in Brisbane or SEQ, have a conversation with us before you go any further. Discussing your Brisbane construction loans and senior debt arrangements for just twenty minutes can save you weeks of wasted approaches and tens of thousands in mispriced debt.