It’s possible to buy an investment property with no deposit but it isn’t as simple as it used to be.

105% guarantor loan

A guarantor loan is the best way for you to buy an investment property without a deposit. The benefits are:

  • You don’t need a deposit. You can borrow the full purchase price and costs.
  • You don’t need to pay an LMI premium.
  • You can qualify for exceptional interest rate discounts.
  • You can buy a property now rather than missing the boom!

How does it work? The bank accepts a limited guarantee from your parents or another relative, which is secured by a property that they own. Because the bank has additional security, they’re happy to lend the full amount required.

Do I qualify to borrow 105%?

While there are many criteria that you must meet to qualify for an investment property loan. The additional criteria that you must meet for a guarantor loan are:

  • Your parents (or other relative) must own a property in Australia which can be used as additional security for the loan.
  • You aren’t required to have genuine savings.
  • You can’t buy multiple investment properties, only one (some exceptions apply).
  • You must not have excessive unsecured debts such as credit cards (some exceptions apply).
  • Your parents must be working or be a self funded retiree (some exceptions apply).

Do you need help with a no deposit investment loan? Please call our mortgage brokers on 1300 889 743 or fill in our free assessment form.

Getting an investment loan with a small deposit

95% investment loan

Did you know that borrowing 95% of the property value (95% LVR) is actually quite difficult for an investment property?

This is due to a number of reasons:

  • You must have 20% equity in another property (some exceptions apply).
  • You must have 10% of the purchase price in genuine savings (some exceptions apply).
  • Most lenders will only allow you to borrow 95% including LMI, not 95% plus LMI.
  • There are lenders that allow exceptions to all of the above requirements.

Please call us on 1300 889 743 or enquire online and one of our mortgage brokers will call you to discuss which loans are suitable for your situation.

An additional loan

One of our banks can lend 90% or 95% of the property value and also approve a small unsecured loan to assist you with paying for costs such as stamp duty.

This unsecured loan is at the same interest rate as the home loan, so this works out to be a very effective way to buy a property with a small deposit.

Squeezing your equity

Did you know that in some cases you can refinance your property portfolio up to 95% of their value? By squeezing more equity out of your existing properties you can get a bigger deposit and buy more properties.

We can help you do this in a few ways:

  • We have several lenders that can refinance an investment property up to 95%.
  • We have lenders that accept equity in another property as genuine savings.
  • We can arrange free bank valuations with several lenders, allowing you to proceed with the lender with the highest valuation.

Vendor incentives or kickbacks

It isn’t uncommon for builders or developers to offer incentives, rebates or kickbacks to buyers which can be used as part of their deposit.

Unfortunately, the bank valuers will reduce their valuation to take these incentives into account. As a result this method of financing your deposit isn’t normally effective.

Government grants

In some states of Australia, it’s possible for investors to receive a grant to buy a newly built investment property.

If you have a small deposit then this can be a good way for you to get into the market right away rather than saving a large deposit.


Why borrow 100%?

We recognise that saving a deposit for an investment property in today’s society of escalating costs is difficult. Even with a high income it can be tough to enter the property market.

So why do people currently prefer to borrow 100% rather than to save a larger deposit?

  • To buy more properties: Many professional investors grind to a halt when they run out of money to fund more deposits, even though they can easily afford the monthly repayments. By reducing the amount of money required to buy a property, they can vastly increase the number of properties that they can invest in and also maximise their capital gains.
  • Negative gearing benefits: If you’re on a good income then the chances are that you’re paying a high percentage of your wages in income tax. By borrowing 100% of the property value, you can buy a property right now with the maximum possible leverage and reduce your tax bill right away.
  • To avoid using cash: Often investors intend to renovate a property, have a business with a high turnover or have other personal needs that require them to avoid using their cash as a deposit for their investment property. By borrowing 100%, they retain their money for these other uses.
  • To avoid using equity: Large property portfolios can become complex with many loans from different lenders secured by different investments. By borrowing 100% you can avoid cross securitising your properties and in doing so simplify your portfolio. Other investors prefer not to use their family home as security for their investment loans.

Can I borrow the stamp duty?

You can only borrow more than 100% of the purchase price if you own another property that can be used as additional security or if your parents guarantee your loan using a property that they own.

Before the Global Financial Crisis (GFC), there were specialist 106% investment loans from First Permanent Building Society. First Permanent became a casualty of the credit crisis in 2008 and ever since then the only way to borrow over 100% of the purchase price has been with another property as additional security.

Can I buy an investment property if I don’t own a home?

Yes, you can buy an investment as your first property. You’ll need to show a stronger financial position than most no deposit home buyers. Although you don’t need to show any savings you should not have too many unsecured debts such as credit cards and personal loans.

Government grants for first home buyers vary between different states. As a general rule first home buyers don’t receive the first home owners grant if they don’t intend to live in the property that they’re buying. However, they may receive the grant at a later date when they do buy a home to live in. Please refer to your state government for more details.

In some states, there are grants for investors who are buying or building a new property which you may be eligible for.

How can I borrow 100% and pay no LMI?

In the past there was a Quick Start Investment Loan offered by St George Bank that allowed investors to borrow 100% of the property value without paying LMI. This product was withdrawn during the GFC, so it’s only possible to borrow 100% with no LMI using a guarantor loan.

This Quick Start Loan was set up with the bank taking on the risk themselves instead of obtaining Lenders Mortgage Insurance. Because of the higher risk, the bank charged investors a higher interest rate. The rate reverted to a lower interest rate after a few years, so overall a Quick Start Loan was no more expensive than a home loan with LMI.

Some professionals may qualify for a no LMI home loan if they have a small deposit.

Are all property types accepted?

As a general rule, investment loans with a small deposit need to be secured by normal properties that are readily saleable in good locations. Location restrictions may apply to smaller towns or areas with struggling economies.

So what types of properties are’t accepted for an investment loan with a small deposit? Properties such as rural acreages, serviced apartments, student accommodation, company title units, studio apartments, inner city units, retirement units and multiple dwellings on one title are very tough to finance.

However, with a guarantor loan, it may be possible to borrow 100% or more for a property that would not normally be accepted as security.

If in doubt, please check with us before you make an offer on a property.

Will I pay a higher interest rate?

100% investment loans with a guarantor have the same discounted interest rates as normal home loans!

If you’re borrowing over $250,000, some of our lenders will even offer the same professional package discounts that are available with other home loans.

However for a 95% investment loan, you may pay a higher interest rate with some lenders.

How do I apply for an investment loan?

We’re no deposit lending specialists and we have a passion for property investment. We’d love to help you with your next investment so why not complete our free assessment form or call us on 1300 889 743 and find out what we can do for you.

  • Kipling

    Hi, I’m planning to buy an Investment property but have no deposit. I’ve another property, can I use the equity from my existing property? Please advise.

  • Hi Kipling, yes you could use equity on your existing property for this. The best way could be to either increase or refinance your current loan and get some cash out for the deposit or use your existing property as an additional security for the loan.

  • Harry

    Hi , I refinnace my existing property and use the money for another purpose but want to buy investment property . Please advise me the best way without refinancing again but without deposit

  • Hi Harry, the easiest way is to use equity in your existing property, even though you may not want to. Otherwise a guarantee from your parents will work as well. Your parents must own a property in Australia to be eligible.

  • Aaron

    Does going 100% LVR on an investment loan come with a higher interest rate?

  • Hello Aaron,

    100% investment loans with a guarantor have the same discounted interest rates as normal home loans. Additionally, if you’re borrowing over $250,000, some of our lenders will even offer the same professional package discounts that are available with other home loans. However, for a 95% investment loan, you may pay a higher interest rate with some lenders.

  • Libi

    Hi, are no deposit commercial property loans available?

  • You can borrow up to 100% of the market value of the property plus without the need of a deposit using a commercial property guarantor loan. Please check out this page if you’d like to learn more about it:

  • Helga

    I need to borrow 60% to buy a $525k house, favourable purchase. My wife owns 40% already and I want to buy out the 60% fromm my sisters. We have no deposit other than that 40% equity.

  • Hey Helga,

    We have a few lenders in mind that can help but we will need your full info including income and employment status. Please speak with one of our no deposit mortgage brokers by calling 1300 889 743 or simply enquire online if that’s more convenient:


    If a self managed super fund owns 33% and my wife and I own the remainder, can we borrow against that property? We currently live in the house but will be building a new house and would like to keep the current property. The super fund does not current have any equity in the property this is a hypothetical. Thanks

  • Hi Nathan,
    Sorry this wouldn’t work. I’d recommend that you try to keep it simple. Generally where things are complicated then it doesn’t work well.

  • PaulK

    If I have the opportunity to purchase a commercial property that is at a discount to valuation, can the equity in the property be classed as the deposit i.e to finance the full purchase price including costs as long as the loan is not for greater than 80% of the value

  • Hi Paul,
    Yes it can however it must be a genuine discount below market value e.g. a sale from a family member. If it’s a sale via a real estate agent then they would have sold it for more if they could so the valuation will come in at the sale price unless it was purchased with a long settlement date (e.g. >12 months) in which case they’ll use current market sales to determine the value.
    Commercial properties are also valued based on the cap rate and if there’s a tenant in place. It’s not like a residential property.

  • Chrissy

    Hello i will be settling on a block of land when it is titled jan 2018. Can i borrow $$ now and have it in my account ready to go?

  • Hi Chrissy,
    Not just yet. The bank doesn’t have any security until the land has a title and they can secure their mortgage on it.

  • Toni Fedasz

    Hi can I borrow money for a investment property without owning a house and on one income?

  • Hi Toni,
    If you wanted to buy an investment property with no deposit then you would need a family member to guarantee your loan using a property that they own. You can do this on a sole income as long as your income is high enough to afford the debt without hardship.

  • Madari

    I’m planning to buy a warehouse for stocking purpose but don’t have much deposit of my own. If I can get a guarantor to help me with my commercial property loan, can I proceed with a minimal deposit?

  • Hi Madari,
    If you have a guarantor securing your commercial property, it’s viewed the same as if you’re using your own residential property to secure the loan yourself (otherwise known as a first party guarantee) as far as the lenders are concerned. If there is enough equity in the guarantor’s property, you can get a commercial loan with no deposit. And, since the lender isn’t taking on any additional risk, you still can get the same great interest rates and any discounts that we may be able to negotiate on your behalf. You can check out the commercial property guarantor loan page to learn more:

  • Hawking

    The house is our family friend’s house and we want to buy it as an investment property. The market value of the house is 450,000. But the problem is we only have a small deposit of 10,000, is there any way we could proceed with this purchase or there is no option for us?

  • Hi Hawking,
    In this situation, a guarantor loan is the best way for you to buy an investment property without a deposit. With a guarantor, you don’t need a deposit and you can borrow the full purchase price and costs. Plus, you don’t need to pay an LMI premium. Please note there are a select two or three lenders who accept no deposit investment loans supported by a guarantor.
    Do you have somebody who could give you a guarantee for your purchase? Your loan could be guaranteed by your parents or close family relatives.

  • Hawking

    Yeah, I have my aunt who could go guarantor for me. What does she needs to do provide me a guarantee?

  • It’s great that your guarantor or aunt (in this case) will provide a guarantee for your home loan which is secured on her property. If there’s an existing mortgage in her property, then lenders will take second mortgage on that for your loan. Go through our guarantor page to learn more.

  • Hawking

    Thanks, I’ll go through this page and will speak to my aunt and call you guys afterwards.