Fourplex Finance

The fourplex is a term used widely across Queensland and Victoria for a four-unit residential development on a single lot, and it has become a more accessible project type as state planning reforms have made medium-density approvals easier to achieve in suburban and growth corridor locations. Whether the project is four attached townhouses, four detached dwellings, or four units under a single roof, the development finance structure is broadly the same: a loan assessed on the total development cost, the GRV across all four dwellings, and a clear exit strategy. Settled Funding Group arranges fourplex finance for developers, investors, and owner-builders across QLD, VIC, and the rest of Australia.

Who This Is For

• •Developers in QLD and VIC where fourplex approvals have become more accessible under recent medium-density planning reforms and housing codes
• •Investors building four attached or detached dwellings on a single lot approved under a housing diversity code or medium-density planning overlay
• •Those building under a medium-density housing code with a DA or complying development approval for four units
• •Owner-developers planning to occupy one dwelling and rent the remaining three as investment properties
• •Developers building in growth corridors where four-unit medium-density residential is an emerging and viable product type
• •Investors building to sell all four dwellings individually once individual titles are issued at practical completion

How Fourplex Finance Works

Fourplex finance is assessed as small-scale development finance. The key assessment factors are the DA or medium-density code approval, the development feasibility, the LTC against total development cost, and the GRV across all four dwellings. Joseph Farhat reviews the project, the approval type, the builder contract, and the exit strategy before identifying lenders on the 90+ panel who are comfortable with four-unit development at your project location. In QLD and VIC, where medium-density planning reform has opened up more fourplex sites, lender appetite is generally stronger than in states with less reform activity.

A four-dwelling build-to-hold project funded through a non-bank lender shows what the right financing structure can deliver at this scale. Read the Wallsend townhouse case study to see how a four-dwelling residential development was structured through a non-bank lender and held as a rental portfolio.

What Lenders Assess for Fourplex Finance

• •Planning approval type: whether the project proceeds under a full DA, a complying development certificate, or a medium-density housing code affects which lenders are comfortable and at what LTC and GRV.
• •Development feasibility: total development cost (land plus construction) against the GRV of all four dwellings. Lenders want to see an adequate development margin above costs.
• •Fixed-price builder contract: a contract with a licensed builder is required for all development finance at this scale. The contract must cover the full scope of works and be consistent with the QS report.
• •LTC and GRV: major banks typically lend to 70% LTC and 65% GRV. Non-bank lenders offer up to 80% LTC and 70% GRV for well-structured projects without requiring presales.
• •Developer experience: non-bank lenders will consider first-time developers with a strong project and experienced builder. Major banks generally require prior development experience.
• •Exit strategy: individual lot sales once titles are issued, or refinance to investment loans for a hold strategy. The exit must be realistic for the project location and market conditions.

The Fourplex Finance Process: What to Expect

1. 1.Initial review: share your planning approval, development feasibility, QS report, builder contract, and financial position with Settled Funding Group. Joseph Farhat reviews the file and identifies lenders whose policy fits your fourplex project before any formal submission.
2. 2.Application prepared with full documentation: planning approval, development feasibility, quantity surveyor report, fixed-price builder contract, income documents, and asset and liability statement.
3. 3.Development valuation ordered by the lender, incorporating the on-completion GRV for all four dwellings.
4. 4.Approval issued, typically two to four weeks from submission for non-bank lenders.
5. 5.Staged construction drawdowns at slab, frame, lockup, fixing, and practical completion. At completion, individual lots are titled and sold or refinanced to long-term investment loans.

Indicative Finance Options

Fourplex Finance Broker

A fourplex sits right at the threshold where lender policy shifts from standard construction to full development assessment, and lenders treat the four-dwelling count very differently. Some assess it as a residential construction loan; others require a development feasibility, GRV across all four dwellings, and a presales position. Appetite, LVR, and exit-strategy requirements vary widely between banks, non-bank lenders, and specialist funders, and policy differs by state. A broker who knows which lenders are right for a four-unit project saves wasted applications, protects your credit file from needless enquiries, and reaches non-bank and specialist development funders most developers and owner-builders cannot approach directly. For complex or declined deals, a broker knows where the project will actually get funded.

Settled Funding Group represents you, the developer or owner-builder, not the lender. Joseph Farhat reviews your total development cost, GRV across the four dwellings, DA, and exit strategy, then matches the project to the right lender from the 90+ panel and negotiates terms on your behalf. We prepare and manage the submission end to end, from indicative assessment through to your first construction drawdown. As a broker, we are typically paid by the lender on settlement, so in most cases there is no direct cost to you. If you are planning a fourplex in QLD, VIC, or anywhere in Australia, talk to us early and we will tell you honestly what is achievable.