Who is Australian Secure Capital Fund?
Australian Secure Capital Fund Ltd (ASCF) is a Brisbane based fund manager operating three pooled mortgage investment funds. ASCF Premium Capital Fund, ASCF Select Income Fund and ASCF High Yield Fund.
Funds invested with ASCF are lent to borrowers seeking short term loans and are secured by a registered 1st or 2nd mortgage over the borrower’s property.
ASCF then pays investors a fixed monthly return from the interest earned on these loans ranging from 5.00% to 8.09% per annum depending on the term of the investment and which of our three funds you choose to invest in. Click here to view our investor rates.
Our directors have been in the private lending loan market since 1997 using funds from high net worth individuals as well as their own personal funds.
In 2016 Australian Secure Capital Funds Ltd was established to provide the same opportunities to retail investors as we were offering our high net worth individual clients.
Our loan book currently exceeds $145M of which ASCF funds make up around $110M.
Why choose ASCF?
We understand what investors are looking for when choosing where to invest their hard-earned funds.
Our aim is to provide our investors with capital stability, competitive yields and regular consistent income distributions.
We believe ASCF funds provide this by investing in high yielding loans secured by registered mortgages over Australian property.
Our directors have over 70 years of banking and property experience and have been in the secured private lending loan market in Australia since 1997 giving them the experience and knowledge needed.
Our mortgage funds ASCF Premium Capital Fund, ASCF Select Income Fund and ASCF High Yield Fund are less susceptible to property market cycle fluctuations due to the short-term nature of the loans we provide being 2 to 6 months with a maximum loan term of 24 months for ASCF Premium Capital Fund and 12 months for ASCF Select Income Fund and ASCF High Yield Fund. This means our funds are highly liquid and enable us to offer our investors short term investments of 3 months all the way through to 12 months.
Unlike peer to peer lending where you invest directly in one loan your investment in ASCF funds is spread across the entire pool of loans contained in each respective fund and not lent directly to a particular borrower or security property thereby minimising risk.
ASCF does not and never will provide any construction or development funding to developers for construction purposes. We do not believe the risks associated with construction funding to developers warrant investment of our client funds and our Product Disclosure Statement (PDS) prohibits us from providing such loans.
Our PDS prohibits us from making loans to any ASCF Directors, shareholders, or associated entities.
Since ASCF was launched in 2016:
- All investors have received their interest distribution every month
- All investors have had their request to redeem funds paid on time
- The value of investors initial investment has remained stable at $1.00 per unit.
What is the minimum commitment?
For the ASCF Premium Capital Fund $10,000 is the minimum investment and 3 months is the minimum term.
For the ASCF Income Select Fund $25,000 is the minimum investment and 3 months is the minimum term.
For the ASCF High Yield Fund $50,000 is the minimum investment and 3 months is the minimum term.
Are there any fees?
There are no entry or exit fees, and the interest payable to you is net of all fund costs and management fees.
What are the key benefits of ASCF?
All investor’s funds are used to provide loans to borrowers secured by registered mortgage over their property.
The maximum loan amount we can lend to a borrower is 80% of their property value based on a current valuation of the security property for ASCF Select Income Fund and ASCF High Yield Fund and 70% for ASCF Premium Capital Fund.
Your investment is spread across the entire pool of loans contained in each fund and not lent to a particular borrower or an individual security property.
All investor funds are deposited directly with our custodian Sargon CT Pty Ltd (SCT) who also hold all the mortgages in their name as custodian for the funds. EG: You invest in either of our funds; Sargon CT Pty Ltd (SCT) hold all the money and mortgages as trustee for the funds. ASCF do not hold any money at all.
After we do our due diligence for prospective borrowers and are satisfied everything is ok, we instruct our solicitors to prepare mortgage documents for signing by the borrower. Once they are returned to our lawyers they certify to SCT and us that everything is ok to proceed with the loan and we then instruct SCT to send the funds to our solicitor’s trust account, who in turn send the funds to the borrower.
Our PDS prohibits us from making loans to any ASCF Directors, shareholders, or associate entity.
We do not provide any construction finance to property developers.
Our compliance plans and constitution are approved by the Australian Securities and Investments Commission (ASIC) under our Australian Financial Services License 491201 issued by ASIC. Click here to view our licence.
All of our funds and compliance plans are fully audited by Grant Thornton, who are ASIC approved auditors.
Our directors have over 70 years of property and banking experience. If you would like to view a summary of our loans click here.
How long have we been going for?
We have been offering short term business loans since 1997, using both our own money and money from high net-worth individuals. During this period, we have never lost any principal. ASCF was established as a retail mortgage fund in 2016 to provide the same opportunities to retail investors as we were offering our high net worth individual clients.
What type of mortgage fund does ASCF operate?
We operate a ‘pooled’ mortgage fund which means that your investment is spread across the entire loan book. We do not provide peer to peer lending.
What is the difference between a pooled mortgage fund and peer-to-peer lending?
ASCF operates a pooled mortgage fund which means your investment is spread across all our loans in all of our funds. If an investor on a particular loan fails to pay their interest on time you will still receive your interest at the end of each month as your investment is spread across the entire loan book.
Peer to peer (P2P) lending matches people who have money to invest with people who are looking for a loan. It’s also called marketplace lending because an intermediary (online platform, usually a website), is used to match investors with borrowers.
With P2P lending, all the lending risk is taken by investors. This means that if the borrower on the particular loan does not pay their interest on their loan on time the investor may not get paid their interest until later.
Please note that ASCF does not offer P2P lending.
How much notice do I need to give if I want to modify or terminate my investment?
|Investment Term||Notice Required|
|3 months||1 month|
|6 months||2 months|
|12 months||3 months|
Please note that your investment will automatically roll on the maturity date for the same term at the then prevailing interest rate for such term unless we receive prior notification from you within the required time period.
Can I withdraw my funds at any time?
Yes. In circumstances of hardship you may be able to withdraw part or all of your funds prior to the expiration of the investment term. In this instance we have an early withdrawal request form which is available for download on our website which you would be required to complete and a 1% fee would be payable on the amount withdrawn. You would still receive all your interest up to the date of the withdrawal.
How does the fund work?
You invest in one of our funds for the amount and duration you are comfortable with (3 to 12 months). Depending on which fund you invest in and the term, you will receive a fixed return between 5.00% and 8.09%. Click here to view our investor rates.
Your interest will start accruing once we have accepted your completed application form and your funds have been deposited. Click here for instructions on how to apply.
Interest is paid within 7 days of the end of each month directly into your nominated bank account.
There is no set time period for depositing your funds once the application is completed but the interest will not start accruing until such time as the funds are deposited.
Your funds are held in trust by our custodian Sargon CT Pty Ltd (SCT).
We then provide loans to borrowers with your funds and take a mortgage over their property, just like the banks do.
We charge the borrowers 15% per annum for a 1st mortgage loan and around 24% per annum for a second mortgage loan which enables us to pay your monthly interest.
Your investment in the funds is spread across all of the loans in each fund and not just on one particular loan thereby minimising risk.
How is a return of 8.09% per annum possible?
Our lending rates for borrowers start from around 15% per annum on a 1st mortgage and around 24% per annum on a 2nd mortgage with a loan term of between 1 and 12 months maximum.
We are able to offer our investors higher returns due to the fact that the interest rates we charge our borrowers are higher than traditional Bank finance.
We can do this because borrowers often require urgent and / or short-term funding and this is why they turn to us as their bank is unable to act quickly enough.
ASCF makes a margin on the difference between the interest rate we charge the borrower and what we pay our investors which covers all fund costs and management fees.
Why is there a demand for this type of finance?
The period post the global financial crisis in Australia saw the Federal Government react by introducing credit legislation known as the National Consumer Credit Protection Act.
The aim of the legislation was to create a national credit regime to try and protect retail consumers by introducing tighter lending practices when it came to buying a family home or investment property. At the same time the credit market tightened with traditional financiers offering less flexibility or availability for business finance.
Whilst the situation has eased considerably in the residential lending market, it has not eased for those requiring fast access to business finance. Traditional lenders have focussed their attention on “mum and dad home loans” or established corporate lending to the big end of town. The small business owner that requires short-term business funding has been left behind.
Our funds offer customers access to business finance with a fast, efficient and sensible lending approach whilst still adopting a stringent lending criteria.
What is the difference between your mortgage funds?
ASCF operates three pooled mortgage funds: ASCF Premium Capital Fund, ASCF Select Income Fund and ASCF High Yield Fund. Each offer different rates of return to investors. Click here to view our rates.
ASCF Premium Capital Fund provides short to medium term 1st mortgage loans to a maximum Loan to Valuation Ratio of 70% for a maximum loan term of 24 months. This fund pays investors between 5.00% and 5.5% per annum depending on their investment term and also provides investors with additional capital protection measures via Interest Spread Protection. Please see below section on Interest Spread Protection. Returns are paid monthly.
ASCF Select Income Fund provides short term 1st mortgage loans to a maximum Loan to Valuation Ratio of 80% for a maximum term of 12 months. This fund pays investors between 6.25% and 6.75% per annum depending on their investment term. Returns are paid monthly.
ASCF High Yield Fund provides short term 1st and 2nd mortgage loans to a maximum Loan to Valuation Ratio of 80% for a maximum term of 12 months. This fund pays investors between 7.49% and 8.09% per annum depending on their investment term. Returns are paid monthly. The ASCF High Yield Fund is able to pay investors higher returns because a percentage of the loans made by this fund are secured by 2nd mortgages. Such loans rank second in priority to a 1st mortgage and accordingly the borrowers are charged a higher interest rate and the fund receives a higher return.
An example of a second mortgage loan scenario could be where a borrower owns a property valued at $1M and has a first mortgage to XYZ bank for $500,000. Under our Product Disclosure Statement, we would be able to provide that borrower with a $300,000 second mortgage which would bring the total LVR on the property to 80%.
The only other difference is if the borrower were to default and we were forced to sell the property under the terms of our second mortgage, XYZ bank would have first priority over the sale proceeds in order to recover their loan, outstanding interest and fees and we would have a second ranking priority.
What are the risks?
There are risks associated with investing in the Funds.
ASCF will attempt to manage and mitigate risks, however not all risks can be eliminated, and some risks are outside the control of ASCF. If risks eventuate, then it can have a negative impact on distributions and the value of your investment. Distributions are not guaranteed nor are any capital returns.
Key risks include (but are not limited to):
- Loan default.
- Reduction in property values.
- Breach of borrowing covenants by borrowers.
You should read the Product Disclosure Statement in its entirety, particularly Section 5, before deciding to invest in the Funds.
What happens if there is a loss?
ASCF operates a provisioning policy in relation to losses on individual loans and should a loss on a secured property occur, it may impact the unit price of your investment.
For example, if you had invested $100,000 in one of our Funds for 6 months and the unit price at the time of your investment was $1 then you would receive 100,000 units and the value of your investment would be $100,000. If the relevant Fund were to incur a loss on a loan and an impairment charge was made of say $500,000 there would be a reduction in the unit price calculated as follows:
Value of loss ($500,000) / Total funds under management at date of impairment ($50,000,000)
The loss represents 1% of the funds under management.
The Unit price would therefore decrease by approximately 1% to 99 cents.
Your investment would also decrease by 1% or $1,000 to $99,0000 which represents the value of the loss on your investment.
You would still continue to receive Fixed Interest Payments but this would be calculated on your reduced investment amount.
What is the Investor Reserve Account?
ASCF has established a discretionary Investor Reserve Account to be used for the sole benefit of Investors in the Funds. The Investor Reserve Account is held by ASCF and does not form part of the Funds’ assets.
The decision to use money held in the Investor Reserve Account is in the sole discretion of ASCF and funds held in the Investor Reserve Account may be used to cover impairments and capital losses incurred on individual loans caused due to borrower defaults for the ASCF Premium Capital Fund, ASCF Select Income Fund or ASCF High Yield.
An impairment would be offset by the recognition of charge offs against investment management fees due to ASCF. The charge offs are crystallised as a reduction in investment management fees due to ASCF at the same time as the shortfall on the investment is crystallised. This would then be funded from the Investor Reserve maintained by ASCF to offset credit risk presuming there are adequate funds available in the account to cover the impairment.
ASCF contributes to the Investor Reserve Account out of the management income it receives on a cash received basis each month. The amount contributed to the Investor Reserve Account shall be in the sole discretion of ASCF.
ASCF may from time to time make additional contributions to the Investor Reserve Account from its retained earnings or other funds available to it to reduce any potential volatility of distributions to investors, cover capital losses incurred on individual loans in either Fund, fund expenses that would ordinarily be payable by the Funds’ and fund legal and/or other recovery fees in respect to loans either fund has made.
The Investor Reserve Account cannot be overdrawn and in the event a loan loss occurs and there are insufficient funds in the Investor Reserve Account to cover the loss or ASCF does not exercise its discretion to use the funds in the Investor Reserve Account to cover the loss, the Unit price will be adjusted accordingly to reflect the capital loss.
What is interest spread protection?
In addition to the ability to use the Investor Reserve Account, ASCF Premium Capital Fund also offers its Investors the benefit of interest spread protection should an impairment or capital loss on a mortgage investment occur. This is an added measure of capital protection offered to Investors in the ASCF Premium Capital Fund only.
The interest spread is the difference between the monthly income received by the ASCF Premium Capital Fund in interest payments on mortgage investments less the amount paid to Investors in the ASCF Premium Capital Fund in Fixed Interest Payments. The spread is used to cover ASCF Premium Capital Fund’s expenses and the Responsible Entity’s performance fees.
In the event a capital loss is declared on a mortgage investment by the Responsible Entity in respect of the ASCF Premium Capital Fund and the value of the Investor Reserve Account is insufficient to make good the loss at the time the loss is declared, then the Responsible Entity shall use any accrued performance fees owing to it from the ASCF Premium Capital Fund on an ongoing basis until such time as the value of the Units in the ASCF Premium Capital Fund which may have decreased as a result of such loss are returned to their same value prior to the loss being declared. The Responsible Entity shall not be entitled to any performance fees from the ASCF Premium Capital Fund during this time and only Fund expenses such as audit, legal, accounting and other costs associated with the running of the Fund may be reimbursed or paid.
Can I meet you first?
Our office is in Milton, Brisbane not far from the Brisbane CBD. We welcome all potential investors to come to our office to speak with one of our Directors. Our location is Suite 6C, 33 Park Road, Milton QLD 4064.
How can I get started?
Click here for instructions on how to apply.
If you need help with your application, please let us know and we can assist you.
Who can certify documents?
In order to establish your investment account, we may require certified copies of certain documents including trust deeds and all foreign identification.
We do not require Australian issued identification documents to be certified, this includes passports or drivers licences as we are able to verify these directly with the issuing authorities in Australia.
All foreign identification must however be certified. This means a copy of the original document that has been certified by an eligible certifier.
When having documents certified, you should show the original document to the certifier.
Each certified copy must include the statement ‘I certify this is a true copy of the original document’ (or similar wording) and must be signed by an eligible certifier. The certifier must state his/her qualification or occupation which makes them eligible.
When having documents certified, you should show the original document to the certifier.
Please note we require the copy which was actually signed by the certifier (i.e. The original penned signature of the certifier).
A person in the following profession or role is an eligible certifier on the basis they have obtained their qualification in Australia.
- A person authorised as a notary public in a foreign country;
- Australian Consular Officer or Australian Diplomatic Officer;
- Chiropractor, dentist, medical practitioner, nurse, optometrist, pharmacist, physiotherapist, psychologist and veterinary surgeon;
- Legal practitioner, patent attorney and trade marks attorney;
- Judge of a court, magistrate, Registrar or Deputy Registrar of a court and master of a court;
- Chief executive officer of a Commonwealth court; Clerk of a court; Commissioner for Affidavits; Commissioner for Declarations;
- Justice of the Peace/Notary Public/Marriage celebrant;
- Australia Post employee who is in charge of an office or has 2 or more years of continuous service;
- Police officer/bailiff/sheriff;
- Bank officer, building society officer, credit union officer and finance company officer with 2 or more continuous years of service;
- Member of Chartered Secretaries Australia;
- Member of Engineers Australia, other than at the grade of student;
- Member of the Association of Taxation and Management Accountants;
- Member of the Australian Defence force who is an officer or a non-commissioned officer with 2 or more years of continuous service;
- Member of the institute of Chartered Accountants in Australia, the Australian Society of Certified Practising Accountants or the institute of Public Accountants;
- Member of the Australasian Institute of Mining and Metallurgy;
- Member of the Parliament of the Commonwealth/the Parliament of a State/Territory legislature/local government authority of a State or Territory;
- Minister of religion;
- Permanent employee of the Commonwealth or a Commonwealth authority/a State or Territory or a State or Territory authority or a local government authority, with 2 or more years of continuous service;
- Teacher employed on a full-time basis at a school or tertiary education institution;
- An officer with, or authorised representative of a holder of an Australian financial service licence having 2 or more years of continuous service with one or more licensees;
- An officer with or a credit representative of, a holder of an Australian credit licence having 2 or more years of continuous service with one or more licensees.
What are the ARSN codes for your mortgage funds?
ASCF Premium Capital Fund: ARSN 637 973 409
ASCF Select Income Fund: ARSN 616 367 410
ASCF High Yield Fund: ARSN 616 367 330
What are the APIR codes for your mortgage funds?
ASCF Select Income Fund: APIR ASE3314AU
ASCF High Yield Fund: APIR ASE8386AU