If you can genuinely afford the loan then, in most cases, you can qualify for a low doc loan which is much cheaper.

If you’re self-employed, a contractor or professional investor, you may find it difficult to provide all of the financials the bank requires to assess your home loan.

A low doc loan is helpful if you can’t provide your latest tax returns but what if you have no income evidence at all?

A no doc home loan may be the solution you need.

How much can I borrow?

  • 65% of the property value: We can obtain a loan through larger second tier lenders at rates that are 2 – 3% higher than the banks.
  • 80% of the property value: Only expensive short term caveat loans are available from 24% p.a. and above.
  • Loan term: Up to 3 years interest only.
  • Residential properties: Acceptable as long as the loan is NCCP unregulated (see below).
  • Commercial properties: One of our lenders will allow you to borrow up to 65% of the property value.
  • Maximum loan size: In most cases, lenders will limit their exposure to $1,000,000 per borrower.

Please call us on 1300 889 743 or fill in our free assessment form and one of our mortgage brokers will call you to discuss your options.

What are the qualifying criteria?

Although the lenders don’t require any evidence of your income, other lending criteria will still apply.

No income evidence

Unlike a low doc loan, you don’t need to provide any evidence of your income.

This means you don’t need tax returns, BAS statements, an accountant’s letter or bank account statements to verify your income.

Please be aware that some lenders will still ask you to sign a statement of your assets and liabilities or a declaration that confirms that you can afford the loan.

If they ask you to sign a declaration then it will not ask you to confirm your income, just that you can afford the repayments.

Loan purpose

Your loan must be NCCP unregulated. This means that your loan must meet one of the below criteria:

  • Your loan must be for business purposes, or
  • Your loan must be secured by a commercial property, or
  • Your loan must be for investment purposes (other than in residential property), or
  • Your loan must be in the name of a company or trust with an ABN.

If your loan doesn’t fit into at least one of the above conditions then it will be declined by all no doc lenders.

This is because the National Consumer Credit Protection (NCCP) Act covers all loans with a purpose that is personal, owner occupied or for investment in residential property.

Under the Act, the lender is breaking the law if they don’t verify your income.

You’ll be required to sign an investment or business purpose declaration to prove that the loan is NCCP unregulated.


The security for the loan is all that the lender is relying upon. For this reason, the lender is very particular about the property that they’re taking as security.

As a general rule the property must be:

  • In a good location.
  • In good condition.
  • Larger than 50m2 for a unit or under 2 hectares for land.
  • Readily saleable.
  • Residential properties, offices, factories, warehouses and retail may be acceptable for a commercial no doc.

Credit history

Whilst some no doc lenders will approve a loan for someone with an impaired credit history, this isn’t the case for all lenders.

If you have a problem with your credit history then you’ll almost certainly pay a higher interest rate.

Exit strategy

No doc loans aren’t normally designed to be for a long period of time.

In most cases, they have a term of 6 months or 3 years and then their interest rate will increase.

Lenders want to know how you have an exit plan to repay the loan.

In most cases, the borrower plans to sell the property or another asset to repay the loan.

Do you need help to apply for a no doc loan? Please call us on 1300 889 743 or complete our free assessment form and one of our mortgage brokers will call you to discuss your options.

How can I get a no doc loan?

Our expert brokers can help you obtain competitive no doc loans through our panel of lenders and can also arrange a private loan if you can’t obtain a loan any other way.

Please give us a call on 1300 889 743 or complete our free assessment form and we’ll find the right lender for you!

No Doc Lenders

Am I better off getting a low doc loan?

All four of the major banks and many of the major lenders in Australia no longer offer no doc home loans.

The lenders that can help are smaller, specialised non-banks that typically charge a higher interest rate than a low doc loan with a mainstream lender.

In addition to this, Lenders Mortgage Insurance (LMI) isn’t available so these lenders usually charge a 1% to 2% application fee to cover their risk as well as processing costs.

Typically a credit history check will be undertaken and you’ll need to show proof of a registered Australian Business Number (ABN), although most won’t have a specific policy around how long it needs to have been registered.

The big thing to keep in mind when deciding whether to get a low doc doc loan instead is that they come with cheaper fees and interest rates than no doc loans.

You may want to consider it if you’re just a few months away from having your last tax return and it accurately reflects your current level of income.

Similarly, is your accountant able to provide an letter proving your income?

Speak to one of our mortgage brokers about your current situation and we can let you know which low doc solution is right for you.

Simply fill out our free assessment form today.

Can I get a private no doc loan?

There are several hundred private lenders that fund no doc loans. The lenders are diverse, ranging from individuals with large sums of money to mortgage funds and even institutional investors.

Most of them operate through a specialist mortgage broker or non-bank lender that matches borrowers with lenders for a fee from the customer. Your mortgage broker will charge you a fee to arrange your loan because most private lenders don’t pay them any commissions.

Private lenders are far more expensive than the major lenders in Australia. You can expect the interest rate to be anything from 2% to 6% per month! That’s up to 72% per annum!

Lenders will usually require that a valuation be paid for up front and that you establish how you’ll repay the loan, either from the sale of a property or by refinancing to a prime lender.

Private no docs aren’t normally designed to be long term loans but are instead used for one to six months.

The advantage of private no docs are that they can be funded in as little as 72 hours, they don’t require a credit check or other loan assessment and can sit behind your bank loan as a second mortgage or caveat.

In other words, if you have a large mortgage and only need an extra $30,000 you often don’t need to refinance the entire loan to a higher rate but can instead just pay the higher rate on the extra amount you are borrowing.

If you’re considering obtaining a private no doc loan, we strongly recommend that you use it only as a last resort and that you obtain legal and financial advice before signing the private loan agreement.

Unfortunately not all private lenders are reputable, please be careful who you do business with.

What investment purposes are unregulated?

If your loan is for investment purposes then it is not regulated by the NCCP act. The exception is if your loan is to buy or refinance a residential investment property loan.

So which investment or business purposes are considered to be unregulated?

  • Purchasing shares.
  • Starting a business.
  • Buying a commercial investment property.
  • Refinancing a margin loan.


What are the interest rates?

The type of lender that you use, the nature of your security property and your credit history will determine the interest rate that you will pay.

In other words, no doc loans are a “rate for risk” type product. The higher the risk you are to the lender, the more expensive your loan will be.

In most cases, low doc loans range from 7% p.a. to 11% p.a. depending on the percentage of the property value that you’re borrowing and your credit history.

If you’re looking for a short term caveat loan then you can expect to pay 24% – 76% p.a.

In most cases this type of caveat lending does not benefit the borrower and so we’ll not help you to apply for a loan like this except in exceptional circumstances.

Can I still get the same home loan packages?

Even though your rate will be slightly higher, you can still get access to all of the home loan features of a regular mortgage including:

Why do they call it an ‘asset lend’?

No docs are often called asset lends because the lender is relying almost entirely on the value of your property being higher than the amount of your loan.

They aren’t looking at your income or other indicators that can help them decide if your loan should be approved or not.

Only private no doc loans are true asset lends. The second tier lenders still do some form of credit assessment when approving your loan.

  • Kylie

    Hi, I am a self-employed beautician and am planing to invest in a property in South Sydney. However, I don’t have the required docs, can someone explain what are my chances and how much will I be able to borrow?

  • Hi Kylie,

    Usually, most lenders ask for 2 years financials and tax returns from a self employed applicant. However, there are only a handful of lenders who can still help. They normally ask for a combination or sometimes only one of these documents: One year’s tax returns, Business Activity Statement, Transaction Statements and/or Accountant’s Declaration. Depending on all other factors you might be eligible to borrow up to 90% of the property value.

  • Michelle BowenPsychic

    I am seeking in essence bridging finance as I have contracted to purchase a property. I need more time to resolve my affairs and sell my home. I would be seeking a short term loan of 12 months with a single repayment upon sale of my house

  • Hi Michelle,

    A bridging loan is likely a better option than a no doc loan in your case. There are bridging loans where your borrowing capacity is assessed on the final debt (i.e. after you sell your home). If there isn’t any final debt then you don’t need an income to get approved.

  • Ralph B

    I have 5 investment properties but because I only work 23 hours a week, I was told by two brokers that I can’t get any more loans due to my serviceability. Can I get a no doc loan?

  • Hey Ralph,

    The question is, can you afford to make the repayments on your new property? If you can afford it then we usually have a lender that can help, one that has better borrowing power for investors. If you can’t afford it then it’s best to increase your hours so you can continue playing monopoly! If that isn’t an option then consider just waiting.

  • D. Monica

    Hi, I own a home in Sydney and I want to cash out to buy some shares. Is a no doc loan cheaper than a margin loan?

  • Hi there, if you’re borrowing less than 65% of the property value then a no doc loan should be cheaper. FYI, if you’re working and you can prove your income then we can get a full doc loan instead. But based on your loan purpose, you would qualify for a no doc loan.

  • Brienne

    We own our home outright and want to refinance and consolidate debts on an investment property. Since we’re self employed, we’re looking for no doc loan or low doc loan options. The loan is probably $400K on my property, which is valued at around $850K.

  • Hey Brienne,

    You’ve got lots of equity so that’s a good start. We could consider a no doc loan if the debts you’re consolidating are business debts. If not then there are many ways to prove your self employed income using limited verification (low doc) that we should be able to work something out. Some lenders will accept BAS, an accountant’s letter or bank statements. If the income is there we can usually find a way to prove it.

  • S. Cones

    Hi, I started a business 8 months ago and I have a great turnover but I can’t show my profits until we get a tax return. I want to draw cash from my home to expand my business with advertising so can you guys help with this?

  • Hello S. Cones,

    Yes, we can help with this. If you don’t have a home loan then we can easily do this with a no doc loan. We’d want to have a talk to you about your plans and it all has to make sense, we still practice responsible lending even if the loan is a no doc loan.

    If you already have a home loan on the property then the new loan must be more than 50% for business purposes. E.g. if we refinanced your home loan for $250,000 and the new business loan was only $50,000 then this is a regulated loan so can’t be a no doc (but could be a low doc!). However, if the business loan was $300,000 then the loan would be predominately for business purposes and a no doc loan would be fine. Hope that helps.

  • Ryan Hunter

    I have started a construction business a year ago, cannot prove income because checks have been signed over to someone elzes account, I do not have a co-signer, I do not own my own home, and vehicle is not in my name. Is it even fathemable to get a small loan to help living assets? Please help.

  • Hi Ryan. If the ABN is in your name you may be able to get a small business credit card up to $10k with no income evidence. Talk to your bank about this.

    I’d recommend that you have your income paid into your account from now on. When things don’t look normal banks tend not to assist.

  • Janssen Ocaña

    I just wanted to have a loan for 500$ for home renovation only. No bank account and everything but I can pay from my daily income. Please reply. Thanks :)

  • Hi Janssen

    A no doc loan must be unregulated. That means home renovations isnt an acceptable purpose for the loan.

    Instead we may choose an alternative method of income verification such as a low doc or a lender that can accept whatever income evidence you can provide.

  • TheWarden

    Own a country residential property outright $70K want a loan to upgrade business vehicle van $20K, can you help? Need asap.

  • Hi Warden,
    For a loan of that size you should consider a no doc vehicle loan rather than getting a home loan. The size of the loan means that fees are more important than a low rate. So the fees of a no doc mortgage would mean that it just isn’t worth it. Typically no doc lenders have a minimum loan size of $50,000 to $100,000 as well for a mortgage but for a no doc vehicle loan the loan sizes can be $20,000 without any problems.

  • TheWarden

    What is the rate?

  • For a no doc mortgage currently we’re getting rates from 6.3% upwards and for a no doc car loan it varies significantly from 11% to 30%

  • TheWarden

    Ok. No thanks!

  • George

    Hi Home Loan Experts,
    I’m interested in purchasing land for the value of approximately 120k, I have 22k in savings for a deposit, I’m interested in a no doc loan for the maximum loan term at the best interest rate possible, I am however confused with “Your loan must be for investment purposes (other than in residential property)”, does that mean I can’t purchase residential land? Is it possible for me to build on this land later down the track or not? I have a good credit history and have never had any issues. Email me if it sounds like you might have something suitable, thanks.

  • Hi George,
    Your situation isn’t really suitable for a no doc loan, however it would be for a low doc loan
    You’ve got a few choices depending on if you’re employed or self-employed.

    – Have your pay put into your bank account for 3 months and if it is regular and consistent we can use this as evidence of your income.
    – Ask your employer to issue you payslips
    – Use your tax return and an employment letter as evidence of your income

    Self employed:
    – Provide one year’s BAS (if GST registered)
    – Provide an accountants letter
    – Provide bank statements

  • Элизабет

    How my dreams came true with Sharon Paul Loan Company. I’m only 24 years old and about a year ago, I was working as a simple cashier. I thought that I have a good job, earning around $500 a month, I could easily cover all of my basic needs and even had some extra money to save for one of my biggest dreams – BMW X6! During the two years of work, I’ve managed to save only $4800.. I was hoping that maybe someday I would have enough money to buy it…

    So, how have I managed to buy my BMW X6? The truth is, I got fired in November last year.. I didn’t give up, so I’d started to search for a loan that would fit my personality. I wanted to work at home and in the best case scenario, to do something on my own. Some of my friends were telling that it’ a bad idea applying for loan on internet. They never new that i’ve already applied for the loan amount $7,000 in Sharon Paul Loan Company on internet so at one point, I thought that I won’t be able to get the loan as soon as possible to my greatest surprise i receive the loan 24hours after my loan request letter.. This was how i manage to buy my BMW X6 with a loan after loosing my job Email them for loan today

  • John

    Need a no doc loan for SFH in Co

    Need to borrow around 545,000

    Value around 950 k

    Does such a product exist?

  • Hi John
    Sorry we only lend in Australia.

  • Mellisa

    Hi, my husband and I would like to purchase a home for us and our 5 children, however due to some crazy accountant we have not lodged a bas, tax return in around 6 years. My husband is a contractor and brings home around 2000 per week and sometimes more, we pay $695. Per week in rent and only have 1 car loan im wondering if we could qualify for a no doc loan.
    I have previously used my 1st home buyers grant 15 years ago and no longer have this property but my husband is still eligible for his plus he is of aboriginal decent. Would appreciate any helpful information

  • Hi Mellisa,
    With $2,000 a week that usually wouldn’t be enough to pay for a new mortgage and also support five children. Do you have any other sources of income that could be used?
    Sorry but a no doc loan must be used for business purposes or other unregulated purposes. I’d recommend that your husband consider switching to be an employee of his main client and then you may be able to use that income. Otherwise you’d need to do your tax returns or BAS to be eligible.

  • john koffi

    I am Wong Lee i was in need of a loan of S$100k and was scammed by those fraudulent lenders and a friend introduce me to Mr Akim Lim,and he lend me the loan without any stress,you can contact him at

  • paul

    We own our home outright no mortgage. Would like a renovation loan around $150,000.00 then property would be put on market and purchase another. Loan wold be paid off within twelve months. Is there a loan for our requirements available. Reside Sydney. Thanks Paul.

  • Hi Paul
    Yes that may be possible. We’d need to know more info. Do you have an income to pay the loan or would repayments just come from the sale of your property?

  • paul

    I receive a superannuation pension around $5700.00 per month. If could be taken off sale price would be a benefit. Not sure whats the best.


  • Hi Paul
    Yes you can use this income to qualify for a loan. Read this page for more info
    Not all lenders can assist with this. Note that we can assist only with loans over $300,000. For a smaller loan like this we would charge a brokerage fee of $2,500. If you’d like our help then please contact us

  • Anna

    Ive Just lost my job and I am in the middle of my mortgage process to buy s property in a trust with an ABN. I know I will find a job and I have enough cash with me to live and pay all my expenses and mortgages for the next 7 years without the need of an income (even thought this us not the idea) I have no credit issues.
    Can I get a no doc loan to be repaid in 1year? LVR of 65%

  • Hi Anna,
    Technically yes this would qualify for a no doc loan as the LVR is ok. It would have to be a company as a trustee for it to be unregulated.
    That being said for us to help you we’d want to know the full details of your situation, the income you were on before and evidence that you have funds to tie you over until you find a new job. We believe in responsible lending not just following the minimum standards set by the legislation.

  • Anna

    Who do I need to contact to discuss it?
    Can I have a bridging loan with past income?
    I will have no problem with repayments as after a deposit of the 35% of purchase price will have 200k left in cash in my bank account. I addition, I will sell another property I have in 12 months. This property is 300k higher in value of the new one. Yes, there is a company as tree for the trust

  • Hi Anna
    Please contact us at which will go to a specialist team that assists with this type of loan.
    We cannot guarantee that you would qualify, we’d have to look into this in detail before confirming that we can assist.
    Please be aware that many no doc loans have high exit fees so be careful if you plan to pay the loan off early.

  • Ziyad Albahri

    I recently lost my job where I was being paid cash. I am currently waiting for pre-employment screenings from two different jobs pending results in the next week or so. I know I will get the jobs, I just need a small loan to get passed the next few weeks and to pay upcoming bills until I begin receiving paychecks. Do I qualify for a loan?

  • paul

    Can you explain process if repayments come from sale of house as it is a possibility I may want to sell with the next 1 to 2 years. Just want to explore all options. Regards Paul

  • Hi Paul,
    You’d need to contact a mortgage broker about this as it would depend on the loan product you go with.
    Be careful as no doc loans often have high exit fees in the first 4 years. I am not sure that a no doc loan is suitable for you if you receive superannuation payments as an income, you may qualify for a full doc loan instead.

  • paul

    Hi What be the criteria and documentation necessary to go through a brokerage for $150000.00. Regards Paul

  • It really depends on your situation. We’d need to look at this in detail to consider if you are eligible and then to work out your options. From there we’d know what documents are required.
    I’ll email our assistant broker team and cc you and get them to contact you about this.

  • Jessica

    Hi. I have a new business that has allowed me to save a 35% deposit of a $250,000 property that is 100acres I am wanting to buy it as an investment and subdivide and resell as within 3 years. As my business is brand new and the land is large, would I qualify for a low Doc loan?

  • Hi Jessica,
    For a 100 acre property we can lend 60% as a low doc in most cases. Note that we don’t do loans under $300,000 unfortunately.
    It might be best to wait until you complete your tax returns for this financial year then you should be ok to get approved.