Quick answer
With residential or commercial property as security, business loans of up to $5,000,000 are possible within 24–48 hours through private first mortgages, second mortgages and caveat loans. The extra day compared with same-day funding allows for larger amounts, more complex title or ownership, and existing mortgages being dealt with. Clean documents, available signatories and a clear exit keep it on schedule.
Key points
- Up to $5m possible within 24–48 hours with property security.
- Suits larger amounts and more complex ownership.
- Private first mortgages, second mortgages and caveat loans.
- A clear exit is essential at this size.
- Amount
- Up to $5m
- Timing
- 24–48 hours possible
- Security
- Residential or commercial property
- Key factor
- Exit strategy
Who needs large capital in 24–48 hours?
The 24–48 hour window is where big decisions with fixed dates live:
- A business or property purchase settling this week (buying a business)
- A large ATO debt under escalation (ATO debt and BAS)
- Refinancing a lender who’s called in a loan (refinancing expensive debt)
- A partner buyout that needs to complete before a deadline
- A major contract that requires significant mobilisation
At these amounts, unsecured lending doesn’t stretch far enough. Property is the security that makes speed and size possible together.
Which lanes reach 24–48 hours?
| Lane | Amount | When it fits |
|---|---|---|
| Private first mortgage | Up to $5m | Unencumbered property, or refinancing the existing first mortgage |
| Second mortgage | Up to $5m | Leaving the existing home or property loan in place |
| Caveat loan | Up to $5m | Short terms, maximum speed |
The right choice depends mostly on what’s already on the title and how long you need the money.
What happens across the 48 hours?
Day one
- Enquiry and a call from a specialist
- Property details, ownership and existing debts confirmed
- Title searches and security checks
- Purpose and exit discussed and documented
- Indicative approval and loan documents issued
Day two
- Documents signed by all borrowers, guarantors and owners
- Any existing mortgage payout arranged, if required
- Settlement or caveat lodgement
- Funds released
Illustrative sequence. The deals that fit inside 48 hours are the ones where nothing in day one needs to be repeated on day two.
What makes large deals slip?
- Existing mortgage payouts. If the first lender must be paid out, its payout figure and settlement attendance set the pace.
- Complex ownership. Trusts, multiple companies or several individuals on title add steps.
- Exit not documented. At this size, lenders want evidence — a contract of sale, a refinance approval or a payment schedule.
- Unusual property. Rural, specialised or mixed-use property may need more checks.
- Signatories travelling. Electronic signing helps, but every party still needs to sign.
See what slows business funding down for the full list.
Why the exit matters more at scale
For a $50,000 caveat loan, a believable plan to repay from trading may be enough. For $2 million, the lender wants to see exactly where repayment comes from and when. Strong exits include:
- a signed contract to sell a property
- formal approval from a bank to refinance
- a contract payment with a fixed date
- a business sale with an agreed settlement
The clearer the exit, the faster and more confidently a lender can approve.
An illustrative example
Two business partners agree that one will buy out the other’s half of a successful manufacturing business for $1.4 million, with completion required in three days under their agreement. The buying partner owns his home and the business premises. A private first mortgage over the premises, refinancing a small existing loan, is approved on day one and settles on day two. The buyout completes on time, and the business refinances to a bank the following year. (Illustrative only.)
Big deal, short deadline? Start your enquiry.
How exits are documented at this size
The bigger the amount, the more the exit has to be written down. Here’s what lenders typically want to see for each kind of exit:
| Exit | Evidence that speeds approval |
|---|---|
| Sale of a property | Signed contract of sale, or agent’s appraisal and marketing plan |
| Refinance to a bank | Formal or conditional approval letter |
| Contract payment | The contract and payment schedule |
| Sale of a business | Signed heads of agreement or sale contract |
| Trading cash flow | Recent statements and a repayment forecast |
A strong exit lets a lender approve a large amount quickly. A vague one — “we’ll refinance at some point” — can stretch 48 hours into a week.
Interest options on larger loans
On larger short-term property-secured loans, how interest is handled can matter as much as the amount. Some facilities allow interest to be prepaid at settlement or added to the loan, so there are no monthly repayments to fund from cash flow during the term. That can suit a business whose exit is a single future event — a sale or a refinance — rather than steady monthly income. Ask how each option changes the total cost in dollars.
Combining lanes on a big deal
Large deals sometimes use more than one structure: a caveat loan to meet the immediate deadline, converted later to a registered second mortgage, or a private first mortgage now with a bank refinance in a year. Planning the sequence up front keeps each step quick.
Ready to move a large amount quickly?
When the stakes are high and the deadline is fixed, a clear plan and early enquiry make all the difference. Asking doesn’t involve a credit check. Your enquiry goes to one specialist, not a pool of lenders, and a real person calls you to work through it. Please provide accurate details about the property, existing debts and your exit, so the 48-hour window isn’t spent fixing assumptions. See if your business qualifies.
Frequently asked questions
Can I really borrow $1m or more within 48 hours?
With property security, clean title and a clear exit, up to $5m is possible within 24–48 hours through private lenders. It depends on the deal, so treat it as possible rather than guaranteed.
What's the difference between same-day and 24–48 hour funding?
Same-day funding is possible for $20k to $250k on property. Larger amounts, or deals with an existing mortgage to discharge or several owners, typically need the extra time.
Does the existing mortgage slow things down?
It can if it needs to be paid out, because the existing lender must provide a payout figure and attend settlement. A second mortgage or caveat avoids that step.
What property types work for 24–48 hour loans?
Standard residential and commercial properties in established areas are the most straightforward. Unusual property types may take longer.
What will I need to provide?
ID for all borrowers and owners, company details, property details, information on existing debts, and a clear description of the purpose and exit.