Barwon has been investing in Property Finance since 2013 and over this time has provided investors with strong risk adjusted returns in a variety of projects across Australia.

With investment from Australian institutions and wealth management groups, Barwon Property Finance is a leading provider of investment opportunities in the sector.

When evaluating a Property Finance investment, Barwon’s consideration goes far deeper than just the property.  Key areas of review also include the Borrower’s:

  • Experience

  • Reputation

  • Alignment

This approach, combined with Barwon’s due diligence and active management, ensures the investments we make are of high credit quality.  Our Borrowers comprise some of the leading developers and property owners in Australia and the majority have been involved with Barwon and its people for many years.

We tend not to follow other funders and top-of-cycle markets, and aim to partner with higher quality developers and property owners seeking higher risk adjusted returns.  Consequently Barwon is often active in areas of the market where others are not, creating greater value for our investors.

How to Invest

Barwon First Mortgage Fund

Providing wholesale investors with portfolio of debt facilities across a variety of sectors and locations across Australia.

Investment Profile

Individual Funds – First Mortgage

Providing wholesale investors with exposure to a specific property debt facility with security of a registered first-ranking mortgage.

Investment Profile

Individual Funds – Subordinated Debt and Preference Equity

Providing wholesale investors with exposure to a specific property subordinated debt facility benefitting from a preferential return.

Investment Profile

Barwon Childcare Property

Providing wholesale investors with returns from the development of properties in the childcare sector in Australia.

Investment Profile

Why Invest

  • The non-bank sector has grown significantly in recent years
  • Australian credit market is undergoing a significant structural change
  • Major Australian banks are losing market share to more competitive and nimble non-bank debt providers
  • Opportunity to invest across individual funds offering select debt opportunities or a diversified managed debt fund
  • Australia-wide with the majority in or near major metropolitan areas
  • Across project life-cycles from land acquisition, through construction, to completed properties
  • Choice of registered first-ranking mortgage security or second-ranking mortgage security
  • Below 65% loan-to-value ratios (first-ranking mortgage securities)
  • Experienced quality sponsors
  • Low volatility fixed returns
  • Low correlation with other property sectors

Barwon provides investment opportunities across the capital structure; our approach can be summarised as follows:

1st Mortgage

  • Loan-to-Value Limits: Up to 65%
  • Range of Returns (IRR): 6.5% p.a. to 10% p.a.
  • Range of Durations: 6 months to 3 years.

2nd Mortgage Debt
and Preference Equity

  • Loan-to-Value Limits: Up to 75%
  • Range of Returns (IRR): 12% p.a. to 20% p.a.
  • Range of Durations: 1 to 2 years.


  • Loan-to-Value Limits: To 100%
  • Range of Returns (IRR): 20% p.a. plus
  • Range of Durations: 2 to 3 years.

In addition to investing across the capital stack, Barwon will also often isolate each stage of the property development lifecycle as a distinct investment opportunity, rather than being present for the complete development journey on a fixed return, with its various risk-profiles:

Type Loan-to-Value Limits Range of Returns (IRR) Range of Durations
Pre-Construction Up to 65% 6.5% p.a. to 10% p.a. 6 months to 1.5 years.
During Construction Up to 75% 12% p.a. to 20% p.a. 1 to 2 years.
Post Construction:
Residual Stock
Up to 65%
Up to 60%
Up to 65%
6.5% p.a. to 9.5% p.a.
6.5% p.a. to 8.5% p.a.
6.5% p.a. to 8.5% p.a.
6 months to 1.5 years.
1 to 3 years.
1 to 3 years.

Key People

Jonathon Pullin, as Head of Property Finance, leads the Property Finance team.

Robert Morrison and Peter Conners are also jointly responsible for the overall management of the Barwon Property Finance investment funds.

Interested in Barwon Property Finance Products? Register your Interest

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