Send Sam the dealTalk
Credit Representative 474370 · BWM Licensees Pty Ltd ACL 384704Deal on a clock? Call 1300 55 61 10

Property development finance broker, Queensland. Not a lender.

Money at the speed you need.

Development finance for developers whose bank said no, or not yet. Send the deal any hour; Sam’s office starts on it at once. Within four business hours3 Sam rings you with a proposal ready for financiers, or the reason it will not get accepted and what to change so it does. Term sheet inside five business days. Median 21 days to money.4

Check your deal in 20 seconds →

Four numbers off your feasibility. See what a bank, a non bank and a private fund would lend today. No email, no phone number, nothing stored.

  • ACL 384704BWM Licensees Pty Ltd
  • CRN 474370Sam Gardiner
  • AFCAmember
  • Since 2017development finance only

Deal already on a clock? Send Sam the deal in sixty seconds by voice or text and the four hours start now.

Sam Gardiner reading a development deal at his desk, the four hour clock on the screen behind him
Twenty one seconds. The clock on screen is Sam's four hour promise, running on a real deal.

Why good deals get refused now

The bank’s rulebook changed. Your deal did not get worse.

3,2179construction company insolvencies in Australia in 2024
100%10presale cover of debt banks still generally require on apartments
6 to 1211weeks to a bank approval, against 5 to 15 business days at a private fund

If the same feasibility that funded in 2021 is being knocked back in 2026, it is not you. Since 2022 banks have priced builder failure into every file: full presale cover, bigger contingencies, six to twelve week committees. Non bank and private lenders went the other way and size to end value, pricing the risk instead of refusing it. A bank decline is a statement about the bank’s capital rules, not your project. That gap is the only place Sam works.

$187M1Development finance settled
1422Development deals, first read to settlement
4 hrs3To a structured deal or the number that stops it
21 days4Median first call to settlement

Who this is for

Three reasons developers ring Sam. One question underneath all of them: does the deal stack without the bank?

The bank said no.

Presale cover, a regional postcode, a first project, a builder they do not know. Banks decline for reasons that are about their rulebook, not your deal. Non bank and private lenders read the same deal differently.

Construction, land bank, residual stock.

Will you fund without presales?

Often, yes. Banks generally want qualifying presales covering all of the debt on apartment projects. Non bank lenders commonly accept 0 to 50 percent, and several private funds have no presale test under $5M and size to end value instead. Expect to pay for that: senior non bank debt runs roughly 8.5 to 12 percent a year against a bank’s bank bill plus 3 to 5. Sam works out whether the time saved is worth the margin spent.

The bank said not yet.

Six to twelve weeks to approval while a DA lapses, a builder walks or a vendor moves on. A private fund sizes to end value and settles in days. It costs more. It costs less than losing the site.

Bridging, rescue, land settlement.

What loan to value or cost can I get?

Banks fund to about 60 to 65 percent of end value and up to 75 percent of qualifying cost. Non bank seniors go to 65 to 70 percent of end value and 70 to 80 percent of cost. Private funds stretch to 75 percent of end value. The lender sizes to whichever ratio bites first. The check above shows you which one that is for your deal.

The equity cheque is too big.

A bank at 65 percent of cost wants a third of the project in cash. Sizing to end value, or mezzanine behind a senior lender, can take that toward 15 to 20 percent.

Mezzanine, preferred equity, split stacks.

What does it cost, all in?

Establishment fees of 1 to 3 percent, rates from bank bill plus 3 percent at a bank to 9 to 13 percent at a private fund, interest usually capitalised inside the facility. ASAP Capital is paid by the lender on settlement and the amount is disclosed to you in the credit proposal before you sign. You see the all in cost before committing.

Not for owner occupiers, home loans or investment property purchases. For those, Sam’s colleagues at TSC Mortgage Brokers are the right door. The full rulebook, eight tests by four lender types, is on the rulebook page. Plain answers to the questions developers ask most, bank said no, no presales, private lender or bank, how fast, are on development finance, answered.

How it works

Four steps. A term sheet inside five business days.3

  1. 01
    Within four business hours

    You get an answer, from Sam, by phone.

    Send whatever you have, any hour, by voice or text; the office starts on it at once. Sam reads it the way a credit committee will and rings you with one of two things: a proposal ready to put to financiers, or the plain reason no financier will accept it and what to change so one will. No junior, no form, no waiting a week for a maybe.

  2. 02
    Day one to two

    Your deal arrives at the lender already right.

    Sam’s office rebuilds your cost the lender’s way, nets GST out of end value and qualifies every presale contract, so the file is not sent back three times. Every lender on the shortlist has told us this month what they will and will not do.

  3. 03
    Day two to five

    A term sheet you can take to your partners.

    One lender, chosen for your deal shape, not three shotgunned. You see the all in cost, the equity you need on day one and the exit, in writing, before you commit to anything.

  4. 04
    On acceptance

    One phone number to settlement and every drawdown.

    Valuer and quantity surveyor booked on day one. Conditions chased daily so you are not. You build; Sam’s office runs the money through to the last draw.

Check your deal in 20 seconds →Then Sam does the second read himself, free, and names the lender.

Check your deal

Will it fund? About 20 seconds.

Four numbers off your feasibility and you know, before you ring anyone, whether this is a bank deal, a non bank deal or a private fund deal. The check rebuilds cost the way a lender does, nets GST out of end value and sizes the debt at all three sets of ratios.5 It is the same arithmetic Sam’s office runs on day one. No email, no phone number. The answer appears here.

No email, no phone number, nothing stored. The number appears here.

What comes back

  • 01Indicative debt at a major bank, a non bank senior and a private fund, and the equity cheque each one wants on day one.
  • 02Which ratio binds for your deal, cost or end value, and where the presale test passes or falls short.
  • 03A first read in plain words: fund it, take the bank, or fix the margin first.

Indicative only. Sam’s second read replaces the allowances with your quantity surveyor’s figure and the valuer’s number.

Sam Gardiner on the phone at his desk, Caloundra

The broker on your deal

A developer who became a broker. He has had a bank say no to him too.

Sam Gardiner built projects before he financed them. Development finance only, since 2017. Finsure Young Gun of the Year for Queensland in 2021, Australian Mortgage Awards Broker of the Year finalist in Specialist Lending in 2023.

  • Licensed and accountableCredit Representative 474370 under BWM Licensees Pty Ltd, ACL 384704. Member of the Australian Financial Complaints Authority.
  • A fast no beats a slow maybeIf a bank will do your deal inside your timeframe, he tells you to take it. If none of the panel will, he tells you that inside four hours too, with the number that stopped it, so you can fix it or move on.
  • One office to settlementSam’s office runs the valuer, the QS, the lender conditions and the drawdowns. You deal with Sam, on his mobile, not a queue.
Who is Sam, and how he works a deal
Recent settlementsShow recent deals, amounts and days to settle
SettledDealFacilityFirst read to settlement
Aug 2026Sunshine Coast · 11-apt mixed-use · Construction$4.2M19 days
Aug 2026Brisbane · 8-lot residential subdivision · Land bank$1.8M14 days
Jul 2026Gold Coast · 24-unit residual stock refi$7.5M9 days

Deal shapes from the office record, places and amounts rounded. Named settlements are published as each developer agrees to it.

Find out whether your deal funds before you lose the site.

Four business hours to a proposal for financiers, or the reason it will not be accepted and how to fix it. Either answer is worth more today than a maybe in six weeks.

Send Sam the deal → Call 1300 55 61 10

Check your deal · The rulebook · Who is Sam

Important notes and sources

The numbered footnotes above, and what we are and are not
  1. Development finance settled through Sam Gardiner since 2017, including facilities arranged under TSC Mortgage Brokers before ASAP Capital traded under its own name. Figures are cumulative and rounded. Seed figure pending Sam’s book reconciliation.
  2. Count of development facilities taken from first read to settlement. Refinances of the same project are counted once. Seed figure pending reconciliation.
  3. Sam’s office receives, reviews and structures deals around the clock, seven days. The four hours is counted in business hours, 9am to 5pm AEST, Monday to Friday: a deal sent at 4pm Friday is answered by 1pm Monday. Sam’s answer is one of two things: a proposal ready for financiers, or the reason the deal will not be accepted by a financier and what to change so it will be. Measured on the office clock and published on this site.
  4. Median calendar days from first contact to settlement across the eight most recent settled facilities in the office record, 9 to 31 days. Median, not fastest. Seed figure pending reconciliation.
  5. Bank ratios reflect APRA APS 112 Attachment A paragraphs 27 to 30 and published bank conventions as at August 2026. Non bank and private ranges are indicative market convention from published lender criteria in 2026. Every deal is priced on its own numbers.
  6. ASAP Capital is a credit assistance provider, not a lender. We arrange finance from a panel of banks, non bank and private lenders and are paid a commission by the lender on settlement. Commission is disclosed to you in writing before you sign.
  7. Cost as a lender sees it adds a 15 percent allowance for consultants, contingency and statutory costs on the build figure and a 5 percent finance allowance on land plus build. Your quantity surveyor’s figure replaces this in the real credit memo.
  8. End value net of GST divides gross realisation by 1.1. Deals using the margin scheme will differ. The check does not decide the GST basis; the credit memo does.
  9. ASIC insolvency statistics, series 1, 2024 calendar year, construction division. Reported in the trade press through 2025.
  10. APRA, February 2025: the 100 percent presales figure describes authorised deposit taking institution practice, not a rule. Banks still generally require qualifying presales at or above 100 percent of committed debt on apartments. APRA has consulted on a 50 percent threshold from 1 April 2027.
  11. Approval timeframes from published lender criteria and market guides, 2026: major banks 6 to 12 weeks, non bank seniors 2 to 6 weeks, private funds 5 to 15 business days after indicative terms in 1 to 2 days.

What we are, and what we are not

ASAP Capital is the property development finance desk of BWM Licensees Pty Ltd, Australian Credit Licence 384704, trading as TSC Mortgage Brokers, ABN 84 602 422 668. Sam Gardiner is Credit Representative 474370. We are a broker: we arrange finance from lenders, we do not lend, we do not take deposits and we do not give financial product advice. Our credit guide, privacy policy and complaints process are one tap away: Credit guide · Privacy · Complaints. 4/51-55 Bulcock Street, Caloundra QLD 4551. Monday to Friday, 9am to 5pm AEST. Deals can be sent to the office at any hour.

Check your deal Step 1 of 2

Will it fund?

One number to start. Three more on the next screen. Nothing stored.