question mark iconHow do I qualify for a 95% home loan?


tick iconHow can we help if you fall outside standard 95% lending criteria?

If you’re a little outside of the box, some lenders can still help:


money bag iconHow much can I borrow?


discount icon Interest rates available:

Competitive rates are available. Please contact us to find out how we can help you.


bank lender icon Lenders available:

Bank and non-bank lenders are available. Contact us to learn more.


Discover if you qualify:

We can help you buy property anywhere in Australia.

How big of a deposit do I need?

As a general rule, first home buyers will need to contribute around 5% to 10% of the purchase price as a deposit.

The actual amount varies depending on the various first home owners grants and stamp duty concessions available in each state.

Second home buyers and investors will usually need a 10% deposit, half of which will cover the deposit on the property and the other half will cover stamp duty, conveyancing fees and other minor costs.

These figures are a rough guide only, please refer to your mortgage broker or conveyancer for exact figures.

You can buy a home with no deposit if your parents guarantee your loan.

The secret to borrowing a little bit more than 95%…

This option is only viable for people with a high income.

One of our lenders allows you to apply for an additional loan facility with a limit of up to $20,000 along with your 95% home loan!

The funds from this additional loan can be used at settlement for costs such as stamp duty and conveyancing fees just like the funds from the home loan.

The catch is that you must have 5% of the purchase price saved in a bank account to pay your deposit and qualify for the home loan.

The interest rate is the same as the home loan, however you are required to pay off the loan quickly so the repayments are relatively high.

With the additional loan and capitalised mortgage insurance, the total loan is often over 100% of the purchase price!

This is a great option for second home buyers who have 5% in genuine savings, yet don’t have the funds to cover the stamp duty and other purchasing costs.

Not all lenders offer 95% loans

Australian lenders consider all loans over 80% of the purchase price to be a high risk. Because of this, they insure these loans with Lenders Mortgage Insurance (LMI).

LMI providers have their own lending guidelines that are stricter than those used by the banks so it’s harder to get approved.

In addition to this, lenders only have so much money to lend out. They want to maximise their profit while keeping risks under control. 95% home loans are a high risk so most of their available funds are allocated to less risky loans.

In short, lenders pick and choose who they approve for 95% loans.

Are you eligible for a 95% loan?

Call us on 1300 889 743 or complete our free assessment form to find out!

Can I borrow more than $1,000,000?

Did you know that most lenders will only approve a 95% mortgage up to $700,000 or $800,000?

Some less conservative lenders will allow you to borrow up to $1,000,000.

However, the lender’s mortgage insurers have restrictions which will stop you from borrowing over $1,000,000.

One of our lenders has a special agreement with their insurer and can consider a 95% loan up to $2,500,000 for people who are in an exceptionally strong financial position.

For loans up to $1,000,000, LMI can usually be capitalised (added to the loan amount). Anything above that can’t be capitalised so, in effect, you’re borrowing approximately 91.5% after your LMI premium has been deducted from the loan.

How much is LMI?

LMI is relatively costly for 95% loans.

The cost of LMI varies according to:

  • Mortgage insurer: there are only a handful of mortgage insurers in Australia and they all have slightly different premiums
  • The loan amount: LMI is calculated on a tiered scale, the higher the loan amount, the higher the premium
  • The deposit amount: the lower the deposit, the greater the LMI
  • Type of savings: an applicant that contributes genuine savings (or has a satisfactory 6-month rental history) will incur a lower LMI premium than an applicant who has non-genuine savings

You can use our Lenders Mortgage Insurance Calculator to get an estimation of how much you could save by avoiding mortgage insurance.

Are there any LMI discounts or LMI waivers?

  • Discounted LMI premiums: A few lenders are starting to offer first home buyers a discount on their LMI premium.
  • Insurance duty for NSW purchase: An LMI policy over the property in NSW is exempt from insurance duty provided that the premium for that policy was paid on or after 1st July 2017.
  • Certain professions: Medical professionals, Accountants, Legal professionals, Professional Athletes may all qualify for the No LMI loans when borrowing up to 90% of the property purchase price.
  • 15% Deposit No LMI: If a single or couple’s combined taxable income is around $180,000, you may qualify for a no LMI loan if you have a deposit of at least 15% saved.
  • Guarantor loans: By using your parent’s property to cover the 20% deposit, you may be able to borrow 100% of the property purchase price + associated property costs and avoid paying any LMI.

Please call us on 1300 889 743 or complete our free online assessment form and we’ll provide a tailed solution for you.


Interest Rate Discounts

Get a 1.40% rate discount!

Did you know that one of our lenders has a special 95% plus LMI home loan available for low risk borrowers?

  • One lender currently has a 1.40% discount as a special offer for loans over $500,000, and 1.30% for loans over $250,000 up to $500,000!
  • You must be buying a property (refinances are not accepted).
  • You have at least 5% in genuine savings (some exceptions are made for renters).
  • You’re borrowing no more than 95% of the property value plus LMI.
  • You must have been in your job for at least 6 months, with 24 months in the same line of work.
  • You’ve got a perfect credit history.
  • You’re borrowing more than $250,000 and less than $1,000,000.

Give us a call on 1300 889 743 or fill in our free assessment form and we’ll help you to apply for a home loan with the lowest possible interest rate!

How can I avoid being overcharged?

When the banks seek funding on the international money markets, they pay a higher interest rate if their home loans tend to be a high percentage of the property value.

As a result of this, banks try to balance their home loan portfolio by charging a higher interest rate for 95% home loans.

Not every lender has this same approach! Some lenders have pricing that’s just based on the loan size.

By applying with one of these lenders you can get a fantastic interest rate.

The key is to know which banks are pricing aggressively to get more market share! As a mortgage broker, this is where we can help you to shop around and choose the best home loan.

Which lenders are the most competitive?

We usually work out which lenders can approve your home loan then work out what the best loans on offer from those lenders are.

There is no point shopping around for the best interest rate only to get your loan declined by the lender you choose!

If you make many applications, this will damage your credit score, which in turn will reduce your chances with other lenders. So don’t just apply with several lenders to see who approves your loan.

If you’d like to know which bank or lender is most suitable for your 95/5 loan then please call us on 1300 889 743 or fill in our free assessment form.


FAQs

Will my application be credit scored?

Yes, almost all lenders use credit scoring to assess loans at 95% LVR. If your loan fails the credit score of the lender then it’s unlikely to be approved.

Use our Credit Score Calculator to find out if this will be a problem for your loan or not.

Are non-bank lenders better for 95% loans?

The major lenders tend to be very conservative with their lending policies for 95% home loans. The main reason that we choose a non-bank lender for our 95% borrowers is because they can’t get approved by a bank.

There isn’t normally a large difference in the interest rates offered by banks as opposed to non-bank lenders.

In fact, a lender of ours will occasionally come out with a special offer that’s way ahead of the competition!

Which loan features are available?

All standard loan features are available, including:

  • 100% offset
  • Fixed interest rates
  • Basic loans
  • Professional packages
  • Line of credits aren’t normally available
  • Restrictions apply to interest only loans

Talk to an expert mortgage broker

Here at Home Loan Experts, we have mortgage brokers that specialise in 95% home loans.

Please fill in our free assessment form or call us on 1300 889 743 to discuss your situation with an expert to land the right home loan for you.

  • Dale

    Hi there I work full time in construction
    Same employer 12 years
    Full time with regular o/t
    I have a redundancy fund with approx $55k
    I earn approx $100k
    My wife $25k
    My wife has a small cleaning buisness
    We are renting
    Have very minimal debts
    Have $40k saved
    Looking to borrow approx $600k for apartment or townhouse in Sydney
    Or possibly house on central coast
    What options would I have in relation to borrowing power/5% loan etc
    Any info appreciated
    Dale

  • Hi Dale,
    Yes you should qualify for a loan based on your income and savings. We’d ideally look for a lender who can lend 95% + LMI as this means your current deposit should be sufficient if you buy a new property.

    If you buy an existing property then a guarantor loan is best https://www.homeloanexperts.com.au/guarantor-home-loans as you won’t need to save any more and you’ll avoid LMI.

    If you’d like our help then you can contact us here https://www.homeloanexperts.com.au/free-quote/

  • Dale

    Hi thanks I don’t think would be buying new property?
    It would be existing.
    Why is there a difference of buying existing to new?
    I can’t get a guarantor loan.
    Thanks

  • Hi Dale,
    If you buy a new property in NSW then you’d receive the first home owners grant (FHOG) and also a discount on stamp duty. Overall that means you’d need a smaller deposit to buy a new property when compared to an established property.

  • Dale

    Hi I’ve owned a property in the past so I won’t get fhog
    We were also thinking of Purchasing with myself and my sister in law who has never owned so she would get fhog.
    Would that be a joint or seperate loanswould we both need a deposit?
    I know gets a bit confusing in those situations but with prices the way they are that may be an option
    She would live in it but I guess for me would just be investment

  • Dale

    Doesn’t the fhog apply to any property as long as it’s your first?

  • Hi Dale,
    It’s best that she just buy on her own if she can. If a property is purchased jointly then in most cases she would not get the FHOG. I’d recommend that you call the NSW FHOG hotline to confirm 1300 130 624

  • Amy

    I wanted to get a 95% + LMI home loan with limited genuine savings and I enquired with 2 lenders about this and I was rejected with one and got expensive interest rates with the other. Can you help me get a better deal?

  • Hello Amy,

    We may be able to help you. We will need more information about your personal situation and your loan needs to get you a list of lenders that may be willing to lend. The 2 recent credit enquiries may also be a potential issue so please call 1300 889 743 to discuss in detail with a high LVR home loan and no genuine savings loan specialist.

  • sergio coelho

    Hi,
    In regards to this ‘One of our lenders allows you to apply for an additional loan facility with a limit of up to $20,000 along with your 95% home loan!’
    Which lender offers this in their policy? Is it one of the majors or a different lender?

    Thanks

  • Hi sergio
    Please call our office to discuss this with one of our mortgage brokers and also find out whether or not you can qualify for it.

  • Tommy

    I have a low depsit and need a mortgage to buy a house so is it possible to borrow 95% with a parent assist home loan? My friend mentioned this option to me and I first thought it was another name for a guarantor loan but it supposedly isn’t as I was told my parents would also make some money on this.

  • Hey Tommy
    Yeah, a parent assist home loan is not the same as a guarantor home loan but it’s an alternative to it. Your parents can also make a return on their investment but do note that a parent assist mortgage is a relatively new no deposit home loan solution and it’s only offered through a specialist lender. You can actually borrow up to 100% of the purchase price plus the costs of completeing the purchase but you’ll need t meet certain requirements to qualify. You can find out all about this here:
    https://www.homeloanexperts.com.au/genuine-savings/parent-assist-home-loan/

  • Dale

    Hi there again
    Yes I am looking at buying on my own now.
    Possibly in Sydney but not sure we could afford.
    Or possibly the central coast
    Looking at around the $440-500k mark.
    How do I go about applying
    Thank you

  • Hey Dale,
    You can simply fill in our online assessment form for a free quote from one of our mortgage brokers. You can then wait for one of us to contact you or call 1300 889 743. We can help you find out whether or not you can afford it and if you qualify. Here’s the link to the form:
    https://www.homeloanexperts.com.au/free-quote

  • puja bhattarai

    I am on maternity leave my husband earns 50000 after tax, don’t have any debt, we have genuine saving 30000, I will be back for work around November, I earn same as my husband,looking To borrow approximately 600k for unit, apartments in auburn, sydney . Is it possible to borrow with 5% deposits as we are first home buyers. And also we are paying $425 as rent, Does it also count as saving? We don’t have to pay rent if are able to get our first home.

  • Hi Puja,
    We can definitely help with a loan for 90% of the property value and possibly 95%. We’d have to see your full situation to be sure. If you can’t get a gift to reduce the loan down to 90% an we can’t get you a 95% loan now then worst case we can wait until November and then we can help you to borrow 95%.
    If you would like our help then please complete this form and one of our maternity leave experts will call you https://www.homeloanexperts.com.au/free-quote/

  • Nigel Evs

    Hi, we have genuine savings of $40,000, no other debt. 2 x cars worth $65000, no debt outstanding. Credit card limit of $15000, gets cleared every 2 weeks to a zero balance. I have been working for government for nearly 6 years, $92k + super. Wife $80K inc super, over 3 years working there. Looking at a house value $620k. This will be our second purchase of a house so no government grants. Just sold our home today. Will we be able to get a loan with that amount of savings. Otherwise, we will rent and save up more. Thank you.

  • Hi Nigel
    Thanks for posting.
    Just to confirm is the $40,000 from the sale of your home? Or are there more funds coming from the sale?
    And which state are you in?
    I’d say you’re fine for genuine savings but maybe not funds to complete. I.e. you’ve proven yourself to be good with money but the deposit size may be a little low after stamp duty.

  • Nigel Evs

    I was thinking the same thing, may be a little shy by $25k. The $40k is both, $30k savings and remainder from sale of our home. Based in WA. We didn’t want to put the stamp duty on the card. We may go into rented for 6 months and save the remainder by then. the problem is that we paid cash for our recent cars otherwise we be ok. What are your thoughts.

  • Hi Nigel,
    It all depends on if you capitalise LMI or not. If you add the LMI on top of the loan (only a few lenders do this) then you’re only short by $16,500. If you don’t then you’re short by $35,000 to $41,000 depending on the lender!
    You can get a small personal loan to pay for stamp duty (not a deposit) however this is an exception to policy. A PL of $17,000 would cost $87 per week. But only $40 is interest, most of it is paying off the loan itself. As you have high incomes you could pay off a personal loan quickly so this may be a good strategy if you want to buy now rather than waiting.
    The WA property market is great for buyers so if I were you I’d buy now before spring when the market heats up

  • Becky Mcnamara

    My partner has been a sole trader for 4 years, he earns $104,000 a before tax a year, I stay home with our 3 children. I get family tax and 2 lots of cares allowance for our 2 disabled children from Centre link. We where offered to buy the house we are renting (he gave us 6 months) In 4 months we have skimped and saved $15,000. Is there a loan out there for us?
    We also have begun to look at house and land packages (just in case there isn’t a loan for us) neither of us have owned a home before and SA’s grant is $15,000. Where do we sit? Are we stuck renting another house?

  • Hi Becky,
    It would really depend on your partners taxable income. Is $104,000 his revenue or his taxable income?
    Secondly what does your partner do for a living?
    Lastly how much are you planning to spend on a home?

  • Becky Mcnamara

    $104,000 is his taxable income, he is in air conditioning. And our rental is worth $290,000 to $310,000. But as a house and land package, we have seen them in the high $290,000 up to $350,000 in the area we need. (Near hospitals and specialists)

  • Hi Becky,
    It may be possible. We’d need to see your full situation to be sure. I’d say if you bought where you are now then you’d need a larger deposit so maybe the owner can wait?
    If you buy a house and land package I’d recommend you buy a complete one if possible as this is much easier. Construction is a nightmare for most people. However you may be able to buy now if you’re getting the grant.

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  • Washington

    My uncle is willing to give me a gift so I can purchase a property. Do I need to deposit it in my loan account prior to my loan application?

  • Hi Washington,
    A lot of lenders may accept the gift as a deposit in lieu of genuine savings. You don’t need to have the amount deposited in your account before applying with the bank but lenders require you to deposit before approval or the settlement.
    Additionally, you need to provide the bank with a letter from your uncle. It should be signed, dated, contain the names of the person receiving and giving the gift, gift amount and confirm that the gift is “unconditional, non repayable and non refundable”.
    If you want to know more, then please call us at 1300 889 743 or fill the enquiry form https://www.homeloanexperts.com.au/free-quote/.

  • Christy

    Hi Team. I’m planning to buy a first home in Queensland and I have a small deposit. As I don’t have to pay stamp duty and am eligible for first home grant, can I show these two as my contribution? That way, I could proceed now rather than to wait for the time period just to hike my deposit?

  • Yes Christy, you are absolutely right about the stamp duty and First Home Owner Grant (FHOG). However, please note that there is a threshold limit to receive the stamp duty concession, $500,000 in Queensland and you should buy or build a new home to be eligible for FHOG. There are a few banks who allow FHOG to be considered as part of your funds to complete the transaction.
    Please call us at 1300 889 743 or fill this enquiry form https://www.homeloanexperts.com.au/free-quote/ in order to find out whether you qualify for the grant or not.

  • Enlightened One

    I am looking to buy a property worth $555,000 and only have a 5% deposit. . It’s evident that I’ll end up paying more on a mortgage should I qualify for a home loan. Is there any way I can get approved for a competitive interest rate?

  • Hey Enlightened One.
    We have a lender on our panel who has a special 95% plus LMI home loan available to low-risk borrowers. With it, you can get a 1.4% rate discount on your interest rate because you’re borrowing over $500,000. To qualify for this discount, you need to meet the following criteria:
    You must be buying a property. Refinances are not accepted.
    You must have 5% in genuine savings (typically a deposit you’ve saved yourself rather than a gift from your parents or a personal loan etc.)
    You’re borrowing no more than 95% of the property value plus the cost of Lenders Mortgage Insurance (LMI).
    You must have been in your job for at least 6 months, with 24 months in the same line of work.
    You must have a perfect credit history.
    It is advisable that you focus on getting approved for a home loan prior to worrying about the interest rates. There is no point shopping around for the best interest rate only to get declined.

  • Noeline

    Hi my partner and I had gone to our bank to get a home loan we had 5k in savings but my partners dad had gone as a guarantor we were wanting to borrow around 250k. We both work and bring in combined about 90-100k a year. I dont owe any money my partner had brought 40k car which has a year on it today to pay but other then that no other out gng costs. We got denied. Which was a surprise our gaurantor was not as solid as they liked based solely on that he wasnt working. He owns two houses retired at 55 and traveling the world. It was fustrating my partner doesnt want to try again but im wanting to get out of the renting trap.

  • Hi Noeline
    We’d need to assess your situation in full to be sure, but we can definitely help if the only concern for the lender was that your father in law is retired. I’ll email you and cc one of our mortgage brokers who specialises in 95% loans and guarantor loans.

  • Jeff

    Hi HLE,
    Kinda confused here on how much to have as a genuine savings. My wife and I met a broker and he’s told about 8% of the total loan borrowed. 5% being required by the lenders and 3% for the LMI. Can you possibly estimate roughly how much genuine savings should one have looking to get a A$500,000 property. Only 1 working, earnings about 105k annually before tax, no debt and much credit history. Thanks

  • Hi Jeff,
    Usually, genuine savings is 5% of the property value when you’re borrowing more than 80 or 85% (with some lenders), so it’s $25,000 for a A$500,000 house. The remaining 3% for LMI may not be genuine savings, it means it could be gift from your parents or relatives or even a borrowed amount in some cases. Please call us at 1300 889 743 or fill this enquiry form https://www.homeloanexperts.com.au/free-quote/ if you want to find out more.

  • Mano

    Hi HLE,
    My offer has been accepted by the home vendor and I have applied for home loan at NAB through a mortgage broker. Apparently, NAB has stopped lending 95% lvr loans from July 1st so they are willing to provide 90% lvr loan. I am arranging funds for 10% deposit. I was wondering what the ramifications would be in applying for loan through a different bank or mortgage broker to see my options? Would I lose my credit rating or credit status?

  • Hi Mano,
    You can apply with a different lender who provides a 95% home loan. It doesn’t necessarily affect your credit history or status but please make sure you don’t shop around with multiple lenders.

    We can help you with this. Call us on 1300 889 743 or fill in our free assessment form https://www.homeloanexperts.com.au/free-quote/ and find out which lenders can lend you with 95% LVR loan.

  • Michael Marotzek

    Hey HLE,

    I make $1200 after tax have paid off 2 personal loans and have no out going loans.

    I currently have $40,000 deposit saved and want to buy a property for $680,000
    Only wanting to do 5% deposit.
    Who do I talk to and who will lend me the money.

    Thanks
    Michael

  • Hi Michael,
    We can help you with this. Call us on 1300 889 743 or fill in our free assessment form https://www.homeloanexperts.com.au/free-quote/ and find out which lenders can lend you with 95% home loan.

  • ZEzo

    I spoke to one of your consultants who said I have to little deposit to buy a property at 95% home loan.
    House and land package is $486000, deposit saved $20000 and $10000 FHBG . I read your reviews and some discussions, don’t know why we need a bigger deposit?

  • Hi ZEzo,
    Usually, 95% home loan includes Lenders Mortgage Insurance (LMI) as well, so the actual loan is only 92-93% of the property value, hence you may require a bigger deposit as advised by one of our consultants.

  • Sophie

    Hi there!
    So we want to buy a house in the next 12 months, we have been gifted $50k, have about $5k in savings, $15k in personal loans which we are chipping away at quickly.. 2 kids.. both first home buyers I’m Victoria, my partner earns about $70k before tax and I earn about $30k..
    do we have any home loan options? And what kind of amount would we be looking at?
    Thanks so much!

  • Ali

    Hi, I am aiming to save 5% deposit and I assume I have to pay LMI. From my understanding LMI can be spread out on top of the home loan and paid monthly? I think its called capitalisation? But talking to a mortgage broker this is not the case and that I will have to pay the LMI as a one off fee upfront. I think I read somewhere that the LMI will be added on your home loan and the 95% loan essentially becomes 97% loan. Is that wrong? Thanks

  • Hi Sophie,
    Thanks for your enquiry. You can definitely get some home loan options. Just with those figures, I would say you can get a home loan of $500k and upwards. But we would need more information to do a proper assessment of your situation.
    We can have one of experts give you a quick call to understand your scenario and provide further recommendations. Please feel free to reach out to us with a couple of clicks through this link: https://www.homeloanexperts.com.au/free-quote/

  • Amir Farokhian

    Hi,
    My wife and I are looking to buy our first home in 12 months and around that time we should have 5% of a 650K property saved up. After doing a bit of research it seems that we would need an additional insurance on top of the mortgage. There are a few calculators around and most of them show the insurance premium would be 27K. Now, no one explains how these insurances are paid. Are you suppose to pay that insurance at once? monthly for the fixed term of the mortgage (30 years)? how does that work? happy to receive some loan options for our type of mortgage.
    Additional thought. Is it worth, going for a 5% mortgage, keep saving up, and with the additional value rise of the property re finance the home to get rid of the insurances, lets say after 3-5 years??
    Thank you,
    A&J

  • Hi A&J,

    Lenders Mortgage Insurance (LMI) is typically applicable anytime you’re borrowing over 80% of the property value. The LMI fee becomes payable as a lump sum at settlement and is usually deducted from your loan before the loan is advanced.

    If you’re looking to purchase a $650,000 property with a 5% deposit ($32,500), your LMI fee can range anywhere between $25,318 and $28,467. That means, if you’re looking to borrow 95% of $650,000, the loan amount is $617,500, however, after deducting the LMI fee of say $27,000, you’ll only be advanced $590,500 i.e. the approved loan amount less the LMI fee.

    There are however, a few select lenders who allow you to add the LMI fee (capitalise) on top of the home loan when borrowing 95% of the property value. For most of these lenders, the loan plus LMI fee can’t exceed 97% of the property value. Please note when borrowing 95% plus the cost of LMI, stricter lending criteria applies.

    Alternatively, with a guarantor loan, you can borrow up to 105% of the property value. You can read more about guarantor home loans here: https://www.homeloanexperts.com.au/no-deposit-home-loans/guarantor-loans/

  • June

    Hi, can you tell me which banks give discounted interest rate discounts for 95% loans?

  • Hi June,
    We have almost 40 lenders on our panel and the interest rate discounts will depend on the loan amount, the products you qualify for, your deposit, security, your credit history among other factors. We will first need to a full assessment before we can recommend a lender, please fill in our online assessment form: https://www.homeloanexperts.com.au/free-quote to discuss your situation.

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