Flexible finance for real-world projects and investors

You don’t always have to sell to access your property’s value.

Land values often increase through market uplift or early works, but this added value isn't always recognised by traditional lenders, who may still assess based on the original purchase price.

In some cases, refinancing with a lender who recognises current market value can release working capital without requiring a sale, presales, or final titles. This can be especially useful to fund early civil works, cover GST, or secure a future site.

How a project is structured from the outset—ownership, shareholding, directorships—can have significant impacts on funding, risk, and long-term outcomes.

Experienced legal input early in the process helps ensure the foundation of the project is solid, avoiding complications during key stages like financing, development, and exit.

Securing debt or equity before resource consent is granted of the more complex areas of development funding. Without consent in place, many lenders and investors see heightened risk.

However, in some situations, funding can be arranged by presenting a clear consent strategy, detailed feasibility, and experienced management—particularly where land has already been secured.

Development loans are often structured with staged drawdowns tied to specific project milestones. These typically include phases like earthworks completion, civil works, 224c, and title issuance.

Each stage is usually verified by a quantity surveyor or engineer. This approach protects all parties by ensuring funds are released only as real, measurable progress is made.

Many developers face roadblocks with mainstream lenders, whether due to a lack of traditional income, timing issues, or non-standard project features. In these cases, alternative lenders may take a broader view, focusing on the asset’s potential and the developer’s track record, rather than rigid criteria.

Projects with non-traditional construction methods—such as off-site builds—can be harder to fund using standard models. Lenders may be cautious if the structure doesn't yet exist on the land.

With the right legal and funding approach, it's possible to secure finance using alternative forms of security and documentation that reflect the unique project conditions.

Delays happen often and can come from many sources, such as:

• Title registration waiting times (especially LINZ processing)

• Council consent and inspection backlogs

• Weather or site conditions slowing works

• Contractor or supplier delays

• Slower-than-expected sales affecting funding conditions
  

These delays can affect cashflow and funding timing, especially when loan conditions are tied to specific milestones.

To help reduce the impact of delays, funding can be structured with flexibility. Common approaches include adding buffer time between milestones and drawdowns, using staged payments signed off by QS or engineers, and including allowances for known delays like title issuance. In some cases, partial early drawdowns may be possible, depending on risk factors and lender criteria.

Development finance often hinges on more than numbers—timing, trust, and adaptability all play a role.

Projects with unusual features, tight deadlines, or stretched equity benefit from working with funders who understand how to tailor solutions beyond the standard checklist.