Well-structured deals at speed.
Sam Gardiner structures property-development finance for builders, developers and investors who need a real answer inside 48 hours, not a “maybe” in three weeks.
Construction. Land bank. Residual stock. Mezzanine. Complex capital stacks. Bank said no? Get a broker who takes deals to credit and comes back with a yes.
Eight years. Two hundred+ clients a year. One broker.
Sam has been broking since 2018 across mainstream and specialty lending. Property-development finance is now the whole desk. The numbers below cover only Sam's propdev deals, a subset of a much larger broking book.
The developments Sam structured the money for.
A snapshot from Sam's recent portfolio, indicative types, anonymised locations, real scale. Sunshine Coast, Gold Coast, Brisbane, regional Queensland.
Enquiry to settlement · mapped, measured, honest.
No black box. Every step has a clock on it. Sam owns the negotiation from first read to final settlement. If the deal cannot work, you hear that inside 4 hours, not in week 3 after your DA has lapsed.
Sam sees the structure inside the deal. Identifies which lender prices this risk today. Every credit objection pre-answered.
Real numbers from a real lender. Rate, LVR, fees, term. Not "circa".
Executable document. Line-by-line. Conditions precedent negotiated down. Timeline to settlement locked.
Sam negotiates settlement line-by-line, valuation, legal, drawdown. The meticulous, unglamorous work that turns a term sheet into cash in your account.
Six deal types · one broker · zero handoffs.
Property-development finance is the whole desk. Not a side hustle. Not "we also do PPP". Sam ran developments, he knows the difference between a deal that gets a yes and a deal that dies at credit.
Construction finance
Ground-up residential and mixed-use. Progressive drawdown structured against QS reports. From duplex to 40-lot subdivision.
Land bank
Hold-and-develop plays. DA-approved sites with 12-24 month runway. Interest capitalised. Refi to construction pre-locked.
Residual stock
Unsold apartments post-PC. Refinance out of construction into a lower-cost residual facility while sales complete.
Mezzanine + prefs
Second-tier debt behind senior. Structured to preserve equity IRR without breaching senior covenants. Real math, not vibes.
Bridging + rescues
Bank pulled the pin? Settlement in 14 days? Fast-money bridging with a documented exit into a longer-term facility.
Complex stacks
Senior + mezz + equity + JV. Multiple lenders coordinated into one settlement. Priority deeds, ICAs, standstill provisions.
Sam Gardiner · educated, awarded, on-site.
Featured broker in MPA Magazine. AMA Excellence Awardee for Specialist Lending. Ex-developer who sees the structure inside a feasibility the way a builder sees the loads inside a slab plan. When your deal hits credit, Sam is the one on the phone, feasibility memorised, structure defensible, every objection pre-answered.
Awardee 2023
Specialist Lending
QLD BOY Finalist
FY22
Featured Broker
January 2024
Of The Year
Finsure
When two lenders passed Sam found the third.
Anonymised feedback from developers Sam has funded across South East Queensland.
Two majors had passed on our Caloundra project and we were three weeks from DA lapse. Sam had a private-fund term sheet in our hands inside 36 hours. He didn't just find a lender, he restructured the ask so credit could actually approve it. Settled in 19 days. He saved the deal.
I've dealt with brokers who forward your feasibility and wait. Sam is not that. He builds the deal credit will approve, then negotiates it into a yes. My residual stock refi came together in 9 days when the bank was 30 days from full repayment. He didn't shop the deal, he closed it.
Sam understood our capital stack better than we did. Senior, mezz, equity gap, JV, he coordinated four lenders into one settlement. Every conversation with him is straight, no fluff. If you're doing property development finance in South East Queensland, he's the first call.
40+ lender relationships · priced daily.
Bank, tier-2, private fund, mezzanine, family office. Sam knows who is lending, at what rate, on what deal, this week. Not what the panel published last quarter.
Bank said no? Deal on a clock?
Send it now.
Two minutes to submit. Sam takes it straight to the lender who prices this risk. Structured, negotiated, back to you inside 4 hours. No sales funnel. No junior BDM.
4/51-55 Bulcock Street
Caloundra, Sunshine Coast
Queensland 4551
Mon-Fri · 7:00am, 6:00pm AEST
Deals reviewed same-day
Urgent? Call the mobile.
ACL 384704 · Finsure
CRN 474370
BWM Licensees Pty Ltd
ABN 84 602 422 668