Investment Property Loans

An investment property loan helps you buy, refinance or release equity for a property that you intend to rent out or hold as an investment.

You may fund the purchase with savings, equity from your home or a combination of both. The lender then assesses your income, expenses, existing debts, expected rent, deposit and the property itself.

But obtaining approval for the current property is only part of the decision.

The lender, repayment structure and use of equity can also affect:

• Your cash flow after settlement
• How much borrowing capacity you retain
• Whether you can refinance easily
• Your ability to purchase another property later
• How clearly your owner-occupier and investment debts are separated

Home Loan Experts can assess your full financial position, calculate your usable equity and compare investment lending policies across our lender panel.

Your Trusted Partner For Investment Loans

We specialise in securing investment property loans, even those that are hard to get approved. Our experienced brokers are dedicated to making the process smooth and stress-free, guiding you every step of the way.

Focus on your investment goals while we handle the rest. Call us at 1300 889 743.

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Understanding Investment Property Finance

What Is An Investment Property Loan?

An investment property loan is a loan used to buy or refinance a property that will not be your principal place of residence.

It may be used to:

• Buy a house, apartment, townhouse or unit to rent out.
• Purchase an eligible commercial investment property.
• Refinance an existing investment loan.
• Release equity for another investment purchase.
• Restructure an existing property portfolio.
• Purchase through an eligible company, trust or SMSF structure.

This page focuses on loans secured by property. It does not cover margin loans secured by shares or managed funds.

How Does An Investment Home Loan Work?

The lender advances the approved funds and takes a mortgage over the investment property.

You repay the loan under the agreed terms while receiving any rent generated by the property.

When assessing the application, the lender considers more than the new property. It reviews your overall position, including:

• Employment and income
• Existing home and investment loans
• Credit cards and personal debts
• Living expenses
• Property-related expenses
• Proposed rental income
• Available deposit or equity
• Credit history
• Requested repayment structure
• The type and location of the property

The lender will generally use only part of the expected rent when calculating borrowing capacity. This allows for possible vacancies, property expenses and uncertainty in the rental income.

The first step, therefore, is not choosing a loan. It is establishing what you can afford to buy and how much financial capacity you want to retain afterwards.

How To Get A Loan For An Investment Property?

We have highlighted 7 steps to follow to help you get approved for an investment property loan. They are:

• 1. Know how much you can borrow, contribute and comfortably spend.
• 2. Choose between cash, equity or a combination of both.
• 3. Structure the loan to support cash flow and future investments.
• 4. Match the loan to your property, income and borrowing situation.
• 5. Confirm that you meet the lender’s income, deposit and credit requirements.
• 6. Move from assessment and pre-approval through to settlement.
• 7. Make sure today’s loan does not limit tomorrow’s investment.

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Step 1: Establish Your Investment Buying Position

What Should I Calculate Before Looking For A Property?

Before deciding on a purchase price, calculate five separate numbers.

1. Your Maximum Loan Amount

This is the amount a lender may approve after assessing your income, expenses, debts and proposed rental income.

It is not necessarily the amount you should borrow.

2. Your Usable Equity

Usable equity is the amount a lender may allow you to access from an existing property after accounting for:

• Its current value
• The mortgage secured against it
• The lender’s maximum acceptable LVR
• Your ability to service the additional debt

3. Your Available Deposit

Your deposit may come from:

• Cash savings.
• Released equity.
• Sale proceeds.
• An acceptable gift.
• A combination of funding sources.

The amount available for a deposit should be calculated separately from the money required for stamp duty and other purchase costs.

4. Your Maximum Purchase Price

Your maximum purchase price depends on more than the approved loan.

You also need to account for:

• The deposit
• Stamp duty
• Conveyancing
• Building and pest inspections
• LMI, where applicable
• Other purchase costs

5. Your Post-Settlement Cash Buffer

Your maximum borrowing capacity should not automatically become your spending target.

Consider how much money will remain available after settlement for:

• Vacancy periods
• Repairs
• Rate increases
• Strata levies
• Insurance excesses
• Personal emergencies
• A future investment opportunity

Broker Insight: Equity, borrowing capacity and an affordable purchase budget are three different numbers. A strong investment loan assessment calculates each one separately.

How Do Lenders Calculate Investor Borrowing Capacity?

There is no single industry-wide borrowing capacity result.

Two lenders can assess the same investor differently because their policies and calculation methods vary.

Expected Rental Income

The lender may use:

• The existing lease
• A rental appraisal
• The valuer’s estimated market rent
• Rental statements
• Tax-return evidence for an existing property

It may then use only a percentage of the acceptable rent in its servicing calculation.

Existing Home And Investment Loans

Lenders may assess existing loans using:

• A buffered assessment rate
• The remaining loan term
• A principal-and-interest repayment assumption
• Their own calculated repayment rather than the repayment shown on your statement

This means an existing interest-only loan may be assessed as though principal-and-interest repayments are required.

Credit Cards

Lenders commonly assess the credit limit rather than only the amount currently owing.

An unused card with a high limit can therefore reduce borrowing capacity.

Income Type

Policies can differ for:

• Overtime
• Bonuses
• Commission
• Self-employed income
• Trust distributions
• Company profits
• Foreign income
• Boarder income
• Short-term rental income
• Existing investment-property rent

Debt-To-Income Ratio

Your debt-to-income ratio compares your total debt with your gross annual income.

Since 1 February 2026, APRA-regulated banks have been required to limit the proportion of new owner-occupier and investor loans issued at a DTI of six times income or more. The limit applies to the lender’s portfolio rather than acting as a universal ban on individual borrowers.

APRA has also retained the minimum mortgage serviceability buffer at 3 percentage points above the loan rate.

A borrower may therefore have a large deposit and significant equity but still face a lending limit because of servicing or DTI.

Once you know your borrowing position, the next decision is how the deposit and purchase costs will be funded.

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Step 2: Decide How To Fund The Purchase Of Your Investment Property

How Much Deposit Do I Need For An Investment Property?

Many investors aim for a 20% deposit plus purchase costs to avoid LMI.

A smaller deposit may be possible, subject to:

• Borrowing capacity
• Income stability
• Credit history
• Genuine savings requirements
• Property type
• Lender LVR limits
• Mortgage-insurer approval
• Equity held in other properties

Deposit Example For A $500,000 Investment Property

Note: Monthly repayment estimates are based on an approximate 6% interest rate for a 30-year loan. Exact amounts will vary depending on the lender, loan type, and terms.

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These figures do not include purchase costs.

You may also need money for:

• Stamp duty
• Conveyancing
• Building and pest inspections
• Strata reports
• Valuation and loan fees
• Buyer’s-agent fees
• Initial repairs
• Landlord insurance
• A post-settlement cash buffer

Investors who do not hold the full deposit in cash may be able to use equity from an existing property.

How Can I Use Equity In My Home To Buy An Investment Property?

You may be able to release equity from your principal place of residence (PPOR) and use it to help fund an investment purchase.

Total equity is calculated as:

Property value − Current mortgage = Total equity

However, total equity is not the same as usable equity.

Usable Equity Example

Assume:

• Your home is worth $900,000
• Your existing mortgage is $500,000
• The lender allows borrowing up to 80% of the property value

First calculate 80% of the property value:

$900,000 × 80% = $720,000

Then subtract the current mortgage:

$720,000 − $500,000 = $220,000

The potential usable equity is approximately $220,000.

This does not mean the lender will automatically release the full amount.

The amount available will generally be limited by the lowest of:

• The equity available under the lender’s maximum LVR
• The amount you can afford under its servicing assessment
• The amount it will approve for the documented purpose

Broker Insight: Owning a property with substantial equity does not necessarily mean you can access that equity. Serviceability can become the limiting factor.

How Is An Equity-Funded Purchase Usually Structured?

A common structure uses two separate loans.

Loan One: Equity Release

A separate loan or loan split is secured against the existing property.

It may provide funds for:

• The deposit
• Stamp duty
• Conveyancing
• Other approved purchase costs

Loan Two: Investment Purchase Loan

A separate investment loan is secured against the new property.

For example, an investor could use:

• A $120,000 equity loan secured against their home
• A $480,000 investment loan secured against a $600,000 investment property

This gives the investor $600,000 for the purchase, before allowing for additional transaction costs.

The new property has not necessarily been borrowed at 100% LVR. Instead, the total funding has been obtained using two properties and two lending components.

Why Should The Equity Loan Be Kept Separate?

Keeping the equity release separate from existing owner-occupier debt can make the purpose of the borrowing easier to identify.

A separate loan split may help you:

• Track where the investment funds were used
• Avoid mixing personal and investment spending
• Match each loan to a specific purpose
• Review individual lending components when refinancing
• Provide clearer records to your accountant

The tax treatment of loan interest generally depends on the use of the borrowed funds, not simply which property secures the loan.

Where a loan is used for both private and income-producing purposes, the interest may need to be apportioned. Redrawing money for a different purpose can also create a mixed-purpose loan.

A mortgage broker can help establish separate lending components, but an accountant should advise on the tax treatment before the money is transferred or spent.

Should I Increase My Existing Loan Or Refinance?

Equity may be released by increasing your existing loan or refinancing to another lender.

Increasing Your Loan With The Current Lender

This may involve:

• Fewer changes to existing accounts
• Lower refinancing costs
• A more straightforward application
• Retaining current loan features

However, the existing lender may not provide the required:

• Borrowing capacity
• Valuation result
• Equity-release amount
• Cash-out policy
• Loan structure
• Interest rate

Refinancing To Another Lender

Refinancing may provide:

• A different property valuation
• Greater borrowing capacity
• A more suitable cash-out policy
• Better loan features
• A structure that supports a future purchase
• More competitive pricing across the existing and new loans

Before refinancing, compare the potential benefit with:

• Discharge and application fees
• Fixed-rate break costs
• New LMI
• Changes to offset accounts
• The effect of extending the loan term
• The new lender’s policy for the planned investment purchase

Broker Insight: Releasing the most equity today is not enough. The new lender must also be suitable for the transaction the equity is intended to fund.

Should I Cross-Collateralise My Properties?

Cross-collateralisation occurs when one lender uses multiple properties as security for the same loan or lending arrangement.

For example, the lender may take security over both:

• Your PPOR
• The new investment property

This may make the original transaction easier, but it can also:

• Make one property harder to refinance independently
• Give one lender control over multiple properties
• Require several properties to be valued when one is sold
• Allow the lender to determine how much of the sale proceeds must reduce other loans
• Make future portfolio restructuring more complicated

An alternative may be:

• A separate equity loan secured against the existing property
• A separate purchase loan secured against the investment property

Cross-collateralisation is not automatically unsuitable. Its advantages and restrictions should be understood before the loans are submitted.

After deciding how the purchase will be funded, the next question is how the investment debt should be structured.

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Step 3: Choose The Investment Loan Structure

Principal-And-Interest Or Interest-Only?

The repayment type affects both your immediate cash flow and your longer-term debt.

Principal-And-Interest Repayments

Each repayment covers the interest charged and reduces the principal.

Potential benefits include:

• The loan balance reduces over time
• The rate may be lower than an interest-only rate
• There is no scheduled repayment increase caused by an interest-only period ending
• Equity may build faster if the property’s value remains stable

Potential trade-offs include:

• Higher required repayments
• Less immediate cash-flow flexibility
• More cash committed to reducing investment debt

Interest-Only Repayments

During an interest-only period, the required repayment covers the interest but does not reduce the original principal.

Potential benefits include:

• Lower required repayments during the interest-only period
• Greater short-term cash-flow flexibility
• The ability to retain more money in an offset account where available

Potential trade-offs include:

• The principal does not reduce
• Interest-only rates may be higher
• Repayments may increase significantly when the interest-only period ends
• The original debt must be repaid over the remaining loan term
• LVR and approval requirements may be tighter

Interest-only lending is not automatically more suitable for an investor. The decision should account for the immediate cash-flow benefit, total interest cost and future repayments.

Our Broker’s Perspective: Preserving Liquidity

Some investors direct surplus money into an offset account rather than permanently reducing the investment-loan balance.

This may allow the investor to:

• Reduce the interest charged
• Keep the money accessible
• Maintain a repair or vacancy buffer
• Retain funds for a later investment opportunity

Redraw and offset accounts do not work in the same way.

Offset Account

An offset account is a separate transaction account linked to the mortgage.

Its balance reduces the loan amount on which interest is calculated, while the money remains in the account.

Redraw Facility

A redraw facility allows you to access eligible additional repayments made directly into the loan.

A later redraw is treated as a new use of borrowed funds for tax purposes. If redrawn money is used privately, the loan can become mixed purpose and ongoing interest apportionment may be required.

Liquidity has value for an investor, but retaining accessible cash must be balanced against the loan rate, fees, repayment discipline and the risk of using the money for another purpose.

An accountant should review the tax implications of any proposed offset, redraw or loan-splitting strategy.

Fixed, Variable Or Split Investment Loan?

Variable Rate

A variable rate can change during the loan term.

It may provide features such as:

• An offset account
• Redraw
• Additional repayments
• Greater flexibility to refinance or sell

Fixed Rate

A fixed rate applies for an agreed period.

It provides greater repayment certainty, but may include:

• Limits on additional repayments
• No offset or only a partial offset
• Break costs if the loan is repaid, refinanced or changed during the fixed period

Split Loan

A split loan places part of the debt on a fixed rate and part on a variable rate.

This can provide some repayment certainty while retaining selected variable-loan features.

The repayment structure should then be matched to the type of property, borrower and income evidence involved.

Step 4: Choose The Appropriate Investment Loan Type

Residential Investment Loans

Residential investment loans are used to buy properties that will be rented as homes.

These may include:

• Houses
• Apartments
• Townhouses
• Duplexes
• Residential units

The lender will also assess whether the property is acceptable security.

Properties that may attract tighter lending limits include:

• Very small apartments
• Serviced apartments
• Student accommodation
• High-density units
• Company-title properties
• Remote properties
• Properties affected by zoning, structural or title issues

Commercial Investment Loans

Commercial investment loans may finance:

• Offices
• Warehouses
• Retail premises
• Industrial units
• Medical suites
• Mixed-use properties

The lender may assess:

• The property’s permitted use
• The tenant
• Lease terms
• Remaining lease period
• Location
• Commercial valuation
• Rental income
• Borrower income
• Exit strategy

Commercial loans can have different deposit, pricing, valuation and loan-term requirements from residential investment loans.

Full-Doc Investment Loans

Full-doc loans use standard income evidence.

Depending on the borrower, the documents may include:

• Payslips
• Employment contracts
• Personal tax returns
• Business tax returns
• Financial statements
• Notices of assessment
• Bank statements
• Rental statements or leases

Full-doc lending generally provides access to a wider range of lenders than alternative-documentation lending.

Low-Doc Investment Loans

A low-doc investment loan may suit an eligible self-employed borrower who cannot provide the standard financial documents required by a mainstream lender.

Alternative evidence may include:

• Business bank statements
• Business Activity Statements
• An accountant’s letter
• An income declaration
• Other lender-approved evidence

Low-doc does not mean no income assessment.

These loans may involve:

• Higher rates
• Lower maximum LVRs
• Additional risk fees
• Tighter property requirements
• Fewer lender options

SMSF Investment Loans

An SMSF loan uses a limited-recourse borrowing arrangement to acquire an eligible asset through a complying structure.

From 10 August 2026, new SMSF limited-recourse borrowing arrangements for residential real property will generally be restricted to business real property.

Transitional protection applies to certain:

• Borrowing arrangements entered into before commencement
• Eligible refinances of existing arrangements
• Acquisitions made under arrangements entered into before commencement

SMSF lending is highly specialised. Obtain independent legal, accounting and financial advice before signing a contract or establishing the borrowing structure.

Once the loan type has been identified, the investor needs to establish whether both the borrower and the proposed property meet lender requirements.

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Step 5: Check Whether You Qualify

Do I Qualify For An Investment Property Loan?

Eligibility differs between lenders, but applicants generally need:

• An acceptable deposit or sufficient usable equity
• Enough income to service existing and proposed debts
• Stable or acceptable employment or business income
• A satisfactory credit history
• Genuine savings where required
• Funds for purchase costs
• An acceptable investment property
• A credible repayment and exit strategy where relevant

You may still have options if you are:

• Self-employed
• Unable to provide standard financial documents
• Building an existing portfolio
• Purchasing through a trust or company
• Buying an unusual property
• Receiving income from several sources
• Living overseas
• Recovering from a past credit issue

Complex applications often depend on matching the scenario to an appropriate lender and providing the right supporting evidence.

What Documents Do I Need?

Documents vary by borrower and lender but commonly include:

Identification

• Passport
• Driver licence
• Medicare card or other accepted identification

Income

• Recent payslips
• Employment contract
• Tax returns
• Notices of assessment
• Business financial statements
• BAS or business bank statements
• Evidence of bonuses, overtime or commission

Existing Commitments

• Home-loan statements
• Investment-loan statements
• Credit-card statements
• Personal-loan statements
• Details of other financial commitments

Deposit And Equity

• Savings-account statements
• Evidence of sale proceeds
• Gift evidence where applicable
• Existing property-loan statements
• Property details for valuation

Proposed Property

• Contract of sale
• Rental appraisal
• Current lease, where applicable
• Strata information where required
• Details of the property’s use and location

Can Investment Pre-Approval Change?

Yes.

A pre-approval is based on:

• The information available at the time
• Current lender policy
• Interest rates and servicing calculations
• Assumptions about the proposed property

It is not a guarantee of formal approval.

The result may change if:

• Interest rates move
• The lender changes its policy
• Your income or employment changes
• You take on additional debt
• Your expenses increase
• The property is unacceptable security
• The pre-approval expires
• The valuation is lower than expected

Real Case Study: The Approved Purchase Range Fell

An investor initially received pre-approval for a loan of approximately $560,000, supporting a purchase of about $715,000.

Before the investor completed a purchase, the lender changed the way it assessed the application.

The revised position was approximately:

• $360,000 maximum loan
• $450,000 maximum purchase price

The original property strategy was no longer possible with that lender.

The broker reassessed:

• The changed lending policy
• Other lender options
• The type of property
• The investor’s timing
• Whether the proposed purchase still matched the available finance

The investor subsequently selected a different property that received a more suitable assessment.

Broker Insight: Do not rely on an old pre-approval while continuing to search indefinitely. Reconfirm the loan position before making a serious offer, particularly if rates, debts, income or lender policy have changed.

Individual results vary. This example is anonymised and does not represent a guaranteed outcome.

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Step 6: Apply For The Investment Property Loan

What Is The Investment Loan Approval Process?

1. Define The Current And Future Objectives

Your broker should understand:

• Whether this is your first or next investment property
• The intended price range
• The property type
• Whether equity will be used
• The preferred repayment type
• Whether another purchase is planned
• The cash buffer you want to retain

2. Review Your Financial Position

The broker reviews:

• Income and employment
• Existing debts
• Living expenses
• Property expenses
• Rental income
• Credit history
• Savings
• Existing property values
• Potential usable equity

3. Calculate The Purchase Position

This includes:

• Maximum loan amount
• Usable equity
• Cash deposit
• Stamp duty and purchase costs
• LMI
• Post-settlement cash reserves

4. Compare Lenders

The comparison should cover more than interest rates.

Relevant differences may include:

• Borrowing capacity
• Rental-income treatment
• DTI
• Maximum LVR
• Interest-only policy
• Cash-out rules
• Property restrictions
• Offset availability
• Portfolio exposure limits
• Rates and fees

5. Design The Loan Structure

Where relevant, the broker considers:

• A separate equity-release loan
• A separate investment purchase loan
• Principal-and-interest or interest-only repayments
• Fixed, variable or split rates
• Offset facilities
• Avoiding unnecessary cross-collateralisation

6. Obtain Pre-Approval

Pre-approval provides an indication of available finance but remains conditional.

Before making an unconditional offer, confirm that:

• The pre-approval remains current
• Your financial position has not changed
• The proposed property is likely to be acceptable
• Your solicitor or conveyancer has reviewed the contract

7. Obtain A Valuation And Formal Approval

The lender reviews:

• The contract
• The valuation
• Updated financial documents
• The property
• Any outstanding approval conditions

8. Complete Loan Documents And Settlement

Once formally approved:

• Loan documents are issued
• Outstanding conditions are completed
• Your lender and conveyancer prepare for settlement
• The required funds are advanced
• The property transfers to the purchaser

Check Your Investment Borrowing Position

Settlement completes the immediate purchase. A portfolio-focused investor should then consider how the loan affects the next financial move.

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Step 7: Plan Beyond The Current Property

How Can The Current Loan Affect My Next Investment?

An investor’s first or current loan can affect how easily they obtain the next one.

Lenders differ in how they assess:

• Existing mortgage commitments
• Rental income
• Interest-only debt
• Negative-gearing benefits
• Credit-card liabilities
• Company and trust debts
• Other investment income

The lender offering the lowest rate for the current purchase may provide less borrowing capacity for a future property.

Likewise, using a lender with a particularly favourable policy now may remove a valuable option that could have been more useful later.

Broker insight: Borrowing capacity is a limited portfolio resource. The current purchase should be assessed by how much capacity it consumes, not only by whether it can be approved.

A portfolio-focused assessment should ask:

• What is planned after this purchase?
• How soon could the next purchase occur?
• Which lender policies are being used now?
• Which lender options should be retained?
• How much borrowing capacity will remain?
• Will the interest-only period create a future repayment problem?
• Is sufficient liquidity being retained?

Should I Use My Maximum Borrowing Capacity?

Not necessarily.

Using the maximum available borrowing capacity on one property can leave the investor unable to:

• Fund the next deposit
• Release further equity
• Refinance when circumstances change
• Manage an unexpected expense
• Act on another investment opportunity

A larger purchase may provide greater exposure to one asset, but it can also consume more of the investor’s:

• Deposit
• Cash buffer
• Borrowing capacity
• DTI allowance

Buying more than one lower-priced property may provide diversification, but it can also increase:

• Stamp duty
• Management costs
• Maintenance obligations
• Vacancy exposure
• Transaction costs

The right approach depends on the investor’s goals and risk position, not simply the largest loan available.

Case Study: Restructuring A Five-Property Portfolio

A customer held five properties with loans across several financial institutions.

The customer wanted to:

• Simplify the lending
• Improve cash flow
• Release equity for future projects
• Retain flexibility for a future commercial-property purchase

The broker reviewed the complete portfolio rather than treating each loan separately.

The review covered:

• Owner-occupier and investment debts
• Loan purposes
• Repayment types
• Remaining loan terms
• Rental income
• Lender servicing policies
• Cash-out evidence
• Offset and redraw facilities
• The proposed future investment

The final structure:

• Consolidated fragmented lending
• Retained principal-and-interest repayments on the owner-occupied component
• Used interest-only repayments on selected investment components
• Kept different lending purposes separate
• Extended selected loan terms where appropriate
• Released approximately $660,000 in equity for documented future purposes

The outcome depended on assessing the lender, servicing policy, equity release and wider portfolio together.

This is an anonymised HLE case and is not representative of every application.

When Can The Best Broker Advice Be Not To Buy?

A mortgage broker’s role is not merely to obtain the largest available approval.

A customer once considered paying a relatively small deposit for an off-the-plan investment that would not settle for about two years.

Although the initial deposit appeared affordable, the broker identified that:

• Interest rates were increasing
• The applicants’ salaries did not comfortably support the projected debt
• The loan would need to be assessed closer to completion
• Their circumstances could change before settlement
• Lender policy could also change

The applicants chose not to proceed. They later advised that avoiding the purchase had protected them from a commitment they might not have been able to finance.

Broker Insight: A small contract deposit does not reduce the future lending risk. For an off-the-plan property, assess the likely settlement position, not only whether the initial deposit is affordable.

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Why Use An Investment Mortgage Broker?

Investment lending becomes more complex as you add properties, loans, rental income and different ownership structures.

An investment mortgage broker can help you:

• Estimate your borrowing capacity
• Calculate usable equity
• Compare lender rental-income policies
• Assess interest-only and principal-and-interest options
• Establish separate loan splits
• Compare refinancing and equity-release options
• Avoid unnecessary cross-collateralisation
• Identify property restrictions
• Compare full-doc and low-doc options
• Review how the current loan may affect the next purchase
• Coordinate the application, valuation, approval and settlement

Home Loan Experts assists with straightforward investment purchases as well as more complex applications involving:

• Self-employment
• Multiple properties
• Equity release
• Trust or company borrowers
• Unusual income
• Credit issues
• Commercial investment properties
• Complex portfolio restructuring

Our mortgage experts are here to help. Call us on 1300 889 743 or enquire online today.

Property Investment Guide 101

Learn the ins & outs of investing in properties, from an experienced property investor and founder of Home Loan Experts, Otto Dargan.

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