Mezzanine Finance and Preferred Equity
For Property Developers

Mezzanine Finance and Preferred Equity is a way to increase the property developers borrowing potential beyond the limitations of traditional construction finance facilities.

Mezzanine finance is a form of subordinated debt behind senior debt in terms of ranking on any claim on property assets; and ahead of equity, generally secured by a second mortgage.

In summary, mezzanine debt fills the funding gap between the property developer’s equity and the amount of the senior facility available.

Preferred Equity works in a similar way to mezzanine finance, but no second mortgage is placed on the property to be developed.

Diagrammatically, development project risk can be illustrated as follows:

Mezzanine Finance

 

General Project Time Line:

1.  Land is identified
2.  Development Plan and Marketing Plan are conceptualised
3.  Land is secured (either purchased or optioned)
4.  Development proposal is prepared (architectural plans etc)
5.  Proposal is submitted to relevant authority for approval
6.  Marketing Plan is initiated (i.e. presales begin)
7.  Development is approved
8.  The Construction Facility is put in place
9.  Construction commences
10. Construction completed
11. Project is sold

    Experienced and financially savvy developers are interested in mezzanine finance / preferred equity as it provides the following benefits:

    • It gives the developer the power to determine the level of equity (if any) they wish to contribute to a project
    • It is generally cheaper than equity; and provides a higher rate of return on equity
    • The borrower can use their equity elsewhere, effectively diversifying risk
    • The property developer can continue with the project on a ‘stand alone’ basis
    • Control is retained by the developer, not Joint Venture partners
    • Mezzanine finance is passive provided the project is performing to expectations
    • It can be raised relatively quickly as opposed to equity

    Lets have a look at an example and the potential benefits.

    End Value (GRV):
    Land Value:
    Construction Costs:
    Total Costs (excl interest):
    Development Period:
    Senior Facility Interest Rate:
    Mezzanine Debt Facility Interest Rate:
    $13M
    $5M
    $5M
    $10M
    12
    8% pa
    20% pa

     

    Note: that rates and figures are for illustrative purposes only.

    Project Structure Comparison

     Traditional Senior Debt
     Senior and Mezzanine
    Debt Facility
     Sales $13,000,000 $13,000,000
     Construction Costs $10,000,000$10,000,000
     Senior Facility $8,000,000 $8,000,000
     Mezzanine Debt Facility$0$1,000,000
     Equity Contribution $2,000,000 $1,000,000
     Interest Expense – Senior $500,000 $500,000
     Interest Expense – Mez $0 $200,000
     Total Interest Expense $500,000 $700,000
     Total Costs $10,500,000 $10,700,000
     Profit $2,500,000 $2,300,000
     Profit % of Costs 24%22%
     Profit % of Equity 125%230%

     

    As illustrated above, by using mezzanine loans the developer’s profit reduces by $200,000 in this example, from 24% to 22%.

    However the property developer’s development profit as a percentage of equity almost doubles, from 125% to 230%. Based on the above if a property developer had $2,000,000 equity, they could opt for either:

    • A traditional structure, and make $2,500,000 profit, as that is all the equity available
    • Undertake two projects as above and contribute $1M each and achieve $4.7M profit

    Clearly there are benefits to the developer of freeing up equity

    Mezzanine finance lenders (investors) also gain considerable benefits from this type of investment:

    • Fixed term investment
    • Investment is secured by property
    • Only projects which are ready to begin immediate construction are eligible
    • Projects must have pre-sales or pre-leases in place, which are fully verified by GCC
    • Property developers capacity, capability and track record are fully scrutinised by GCC

    Are you looking at buying a property or refinance an existing loan? Do you need construction finance for a property development? For a confidential chat call:

    1300 011 211

    Request a call back

    Our latest News

    June 25, 2018

    Petrol stations are providing a fill up for investors, but how long will it last?

    Traditionally the domain of private investors, service station assets are coming under the radar of

    Read more

    June 8, 2018

    Why should investors be concerned about office wellbeing?

    The traditional office environment is becoming increasingly antiquated in today’s innovative, digi

    Read more

    May 28, 2018

    Commercial loan comparison

    Does your business need a cash injection? You're not alone. Many businesses find that at certain poi

    Read more

    May 16, 2018

    Developers unaffected by tax on land banking in the 2018 federal budget

    As part of the 2018 federal budget, the federal government announced a new series of features that t

    Read more

    May 10, 2018

    The suburban office shopping list: everything investors need to find the perfect office

    In a commercial property market where offices in city centres are increasingly expensive and difficu

    Read more

    May 3, 2018

    Foreign investors aren’t shying away from Australian real estate

    Foreign investment into the Australian commercial property market doesn’t look like it’ll be slo

    Read more

    April 23, 2018

    Are retail property concerns weighing on sentiment?

    According to a quarterly survey that has been conducted by the National Bank of Australia, sentiment

    Read more

    April 20, 2018

    How bank conservatism is forcing companies towards alternative lending sources

    The conservative lending practices of banks following the financial crisis is forcing some sectors t

    Read more

    April 17, 2018

    Why you should invest in green commercial property?

    As our climate warms and the need to take action on environmental issues grows increasingly urgent,

    Read more

    April 12, 2018

    Which key factors lead a business towards unsecured loans?

    If you are a business owner seeking finance, perhaps to purchase higher levels of stock or to fund a

    Read more

    What our clients say