From quick decisions to calculated moves

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AUSTRALIA IS projected to fall around 325,000 dwellings short of the National Housing Accord target by mid-2029,1 sustaining strong housing demand across owner-occupiers, upgraders and investors. At the same time, affordability pressures are intensifying, with repayments on newly originated mortgages consuming around 50%2 of median household income, well above the traditional 30% stress benchmark. Against this backdrop of constrained supply and ongoing population growth, competition for well-located property remains intense. Buyers are still moving, still making decisions and still looking for ways to secure opportunities in a market where choice remains limited. Rather than reacting quickly, borrowers are taking a more deliberate

Brighten is an Australian-owned full-service non-bank lender with offices in Sydney, Melbourne, Brisbane, Hong Kong, Shanghai and Manila. Brighten originates, underwrites and services residential and commercial loans. Its lending is supported by a diversified global funding and capital markets program, including multiple warehouse-funding arrangements with domestic and global top-tier banks, three public RMBS programs, a listed ASX funding vehicle (ASX:RAMHA) and a wholesale credit fund. Through its extensive network of brokers across Australia and partnerships with leading aggregators and brokerages, Brighten offers borrowers a wide range of competitive loan products, including full-doc, alt-doc, expat, non-resident, bridging, construction, vacant land, SMSF and commercial loans. Brighten creates effective, innovative lending solutions, leading the way in challenging the status quo and offering a real alternative to major banks with intuitive, tailored, easy-to-use products for customers and partners.

Chris Meaker, Brighten

approach, using staged purchases, renovations, construction planning and sell-downs to retain control over outcomes. For brokers, this has translated into more complex scenarios where deal structure and sequencing matter as much as approval speed. “We’re seeing demand remain strong, but the way clients approach decisions has matured,” says Chris Meaker, Brighten’s head of sales and distribution. “People still need to move in a supply-constrained market, but they want flexibility around how and when they do it.” From urgency to intention Within this environment, short-term lending has evolved from a last-resort option into a strategic tool, enabling brokers to help clients compete for scarce assets, manage transitions between properties and projects, and retain control over timing. As borrower needs become more nuanced, these solutions are increasingly being used not just to bridge transactional gaps but to intentionally design pathways through complexity. Renovation-before-sale strategies are a clear example. With housing supply tight, many borrowers are choosing to unlock value in existing properties rather than trading immediately. Short-term lending solutions can allow clients to renovate properly, rather than rushing a sale or compromising on scope, giving them greater flexibility to time their exit more effectively. Similarly, demand for vacant land loans is increasing.

“We’re seeing [housing] demand remain strong, but the way clients approach decisions has matured. People still need to move in a supply-constrained market, but they want flexibility around how and when they do it”

In a supply-constrained market, Australians are prioritising flexibility and timing over quick transactions, driving demand for short-term lending solutions that help brokers structure smarter, more strategic outcomes

Published 01 Jun 2026

While construction cost growth has moderated, total build costs remain elevated, and build timelines are still subject to approval delays and builder availability. In response, borrowers are increasingly taking a land-first approach, securing blocks in high-growth areas with plans to build when conditions align. Vacant land lending solutions allow clients to separate land purchase and construction decisions. For brokers, short-term lending has become essential in supporting these staged strategies without forcing borrowers into premature commitments. “Brokers are structuring deals that give clients breathing room,” Meaker says. “They’re not just helping people buy or build; they’re helping them manage timing risk in a very practical way.”

Reshaping bridging finance Bridging loans remain central to Brighten’s short-term lending offering, but its purpose is no longer defined by urgency alone. Instead, it is increasingly positioned to create confidence and optionality. Brighten Connect, Brighten’s bridging loan product, is designed to support borrowers navigating complex transitions. Features such as no required repayments during the bridging period, capitalised interest, flexible security structures and larger loan sizes allow brokers to tailor solutions that reduce pressure points for clients. For many borrowers, bridging finance is now part of a broader investment strategy, whether that’s buying their next home before selling, completing renovations prior to listing, or aligning settlement timing across multiple transactions. “People want options,” Meaker explains. “They don’t want to be forced into selling or buying at the wrong time just to make a deal work. Bridging finance gives them that control.” Industry trends reflect this shift. Short-term lending products such as bridging finance are increasingly being used for renovation projects, complex property types and strategic portfolio moves, rather than only traditional buy-before-sell scenarios. For brokers, this evolution has made bridging a more mainstream and trusted part of the toolkit, and this is reflected in the numbers: 65% of brokers surveyed by RBC Capital Markets said they expected rapid/moderate growth in niche residential mortgage origination, including bridging and construction loans.

Beyond residential: expanding use cases The strategic use of short-term lending solutions extends beyond owner-occupied property. Investors and business owners are also leaning on flexible funding to support more deliberate decision-making. Through its commercial lending division, Brighten supports short-term, asset-backed lending solutions for clients seeking finance without relying on traditional income verification. Products such as Brighten Lift® are enabling borrowers with strong asset positions, including self-employed clients and investors.

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“More borrowers sit outside standard policy than ever before. Having the flexibility to support those clients within a short-term strategy is incredibly important”

BEN MCKELL, BRIGHTEN

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1 ABS 2 https://www.realestate.com.au/news/50-the-shocking-cost-of-a-new-mortgage-for-aussie-households

As lending scenarios become more bespoke, alternative documentation and specialist lending are no longer niche cases. “We’re seeing more brokers utilise short-term lending solutions across both residential and commercial scenarios to solve increasingly complex client needs,” says Meaker. “It’s about giving clients the flexibility to act when opportunities arise, without being constrained by traditional structures.” “More borrowers sit outside standard policy than ever before,” adds Ben Mckell, head of commercial lending at Brighten. “Having the flexibility to support those clients within a short-term strategy is incredibly important.” Built around broker outcomes Underlying Brighten’s approach is a focus on consistency and broker experience. Flexible credit policy, transparent assessment criteria and reliable funding allow brokers to navigate complexity with confidence – a crucial advantage as short-term lending becomes more embedded in everyday deal structuring. “We see brokers as partners,” Meaker says. “They’re not just chasing approvals; they’re designing solutions. Our job is to support that with clear policy, responsive service and products that work together.” Looking ahead, Meaker expects demand-driven pressure and borrower complexity to keep short-term lending firmly in focus. “Supply constraints aren’t going away any time soon,” he concludes. “In that environment, borrowers are going to want flexibility, and brokers are going to need short-term lending in their toolbox, as it isn’t a niche any more; it’s part of how deals get done.”

Source: KangaNews, September 2025

Commercial mortgages including small-ticket commercial

15%

50%

15%

20%

Niche residential mortgages (eg SMSF, non-resident, construction, bridging)

18%

30%

22%

10%

13%

Non-conforming residential mortgages (including alt-doc)

18%

50%

32%

Prime residential mortgages

33%

43%

14%

10%

Rapid growth

Moderate growth

Roughly static

Decline (market)

Decline (strategic)

Don't know

Mortgage origination outlook

Strong growth expected across mortgage origination

Source: ABS 2026

Australia is projected to fall around 325,000 dwellings short of the National Housing Accord target (1.2 million new homes) by mid-2029

Australia forecast to fall short of home building target