Note: Foreign citizens can qualify for a mortgage to invest in Australian real estate but the interest rates are around 6.50% to 8.00% p.a., the setup fees are high and lending criteria is strict.

Few Australian banks will lend to foreign investors as this is a complex and high risk area of lending.

This page is a guide for foreign citizens living overseas who would like to apply for a mortgage to buy real estate in Australia.

Can I qualify for an Australian loan?

  • You can borrow up to 70% of the purchase price of a new property in Australia with interest rates around 6.50% to 8.00%.
  • You can borrow up to 55% at interest rates below 5.00% if you have a high net worth and earn a primary currency.
  • If you live in Australia or are married to an Australian citizen then you can borrow more.
  • Interest only loans available (max 5 year term).
  • Our mortgage brokers speak many languages.
  • Your income must be in an acceptable currency otherwise we cannot assist you.
  • Construction loans and vacant land are available at higher interest rates.
  • Foreign business income is only accepted by one or two lenders.

Would you like help to apply for a mortgage in Australia?

Call us on 1300 889 743 (+61 2 9194 1700 from outside of Australia) or complete our free assessment form to get assistance from one of our specialist mortgage brokers.

What are the interest rates?

Interest rates vary significantly depending on the country that you are living in and the currency of your income. People who are receiving an income in a primary currency (see below) tend to get rates similar to Australian citizens.

Whereas people earning an income in another currency (see secondary currencies below) have less lenders available and will typically pay 3% to 4% higher than standard rates.

Which nationalities are allowed to borrow in Australia?

Some countries have tax legislation that makes investing in Australia unfeasible. Our Australian banks and lenders have provided us with a list of countries that they believe to be acceptable for home loan applications.

We recommend that you consult your accountant before deciding to apply for an Australian mortgage.

  • Austria (subject to conditions)
  • Belgium (you may need to pay Withholding Tax in Belgium)
  • Canada
  • China
  • Denmark
  • France
  • Germany
  • Hong Kong
  • Hungary
  • Ireland
  • Japan
  • Latvia
  • Malta
  • New Zealand (special mortgages are available for NZ citizens)
  • Norway
  • Singapore
  • Sweden
  • Switzerland
  • The Netherlands
  • The United Kingdom (UK)
  • The United States of America (USA)

Finance for residents of other countries is available on a case by case basis at interest rates above 10%. Australian expats who are not living in one of the countries listed above are eligible for lower interest rates.

Which currencies are preferred?

Primary currencies

It’s much easier to get approved if your income is in one of the below currencies:

  • Australian Dollar (AUD)
  • Canadian Dollar (CAD)
  • Chinese Yuan (CNY)
  • Danish Kroner (DKK)
  • European Union Euro (EUR)
  • Great British Pound (GBP)
  • Hong Kong Dollar (HKD)
  • Japanese Yen (JPY)
  • New Zealand Dollar (NZD)
  • Swedish Kroner (SEK)
  • Singaporean Dollar (SGD)
  • Swiss Franc (CHF)
  • United States Dollar (USD)

Secondary currencies

There are select lenders that will lend for the following currencies, however, higher interest rates will apply:

  • Bahrain Dinar (BHD)
  • Brazilian Real (BRL)
  • Bruneian Dollar (BND)
  • Chinese Yuan (CNY)
  • Indian Rupee (INR)
  • Indonesian Rupiah (IDR)
  • Omani Rial (OMR)
  • Macau Pataca (MOP)
  • Malaysian Ringgit (MYR)
  • Mexican Peso (MXN)
  • Norwegian Krone (NOK)
  • Oman Rial (OMR)
  • Papua New Guinean Kina (PGK)
  • Philippine Peso (PHP)
  • Qatari Riyai (QAR)
  • Samoan Tala (WST)
  • Saudi Arabian Riyal (SAR)
  • Solomon Island Dollar (SBD)
  • South Korean Won (KRW)
  • South African Rand (ZAR)
  • Sri Lankan Rupee (LKR)
  • Taiwan New Dollar (TWD)
  • Thai Baht (THB)
  • Tongan Pa’anga (TOP)
  • Turkish Lira (TRY).
  • United Arab Emirates Dirham (AED)
  • Vanuatu Vatu (VUV)
  • Vietnamese Dong (VND)

If you’d like to buy an investment property in Australia and are looking for lenders in Australia, please call us on +61 2 9194 1700 or complete our free assessment form and one of our brokers will contact you to further discuss your options.

What if I earn in a different currency?

We can still consider your loan application if you earn an income in another currency or you’re self-employed.

However, you may need to provide a larger deposit and will pay a high interest rate, often over 10% p.a.

If you already own a property in Australia, you have a very high income and you’re borrowing less than 60% of the property value then we may be able to make an exception to this. Please contact us for more information.

How do they calculate borrowing power?

The lender that we apply with will complete a ‘serviceability assessment’ to work out how large of a loan you can afford to repay.

The method that they use is much stricter than what they normally use with Australian citizens living in Australia.

Most lenders will use

  • 80% – 85% rental income from the property you are buying.
  • Our best lenders will actually use 100% of your foreign income as long as you’re in a strong financial position.
  • In most case though, lenders will use between 60% and 90% of your actual income so you may need to bearing some money in Australia dollars (AUD) or be earning substantial rental income from Australian real estate.
  • In some cases overtime, allowances, commission and bonus income are ignored.
  • Income from businesses outside of Australia (case by case basis).
  • Australian tax rates even if you are living in a country without income tax (some exceptions).
  • Loaded repayments on your foreign loans to allow for interest rate movements (some exceptions).

That means that most lenders allow you to borrow much less than you can actually afford!

If you apply with the right lender, you’ll have your income accepted and a much higher chance of getting approved.

Call us on 1300 889 743 (+61 2 9194 1700 from outside of Australia) or complete our free assessment form to get assistance from one of our specialist mortgage brokers.

Can banks use my lower overseas tax rate?

The tax rates for a number of countries are much lower than Australian tax rates.

Finding a lender that will use your foreign tax rate means more of your income can be used so you can borrow more.

The biggest challenge is that the lenders that will use overseas tax rates will only do so if they can see tax withheld from your payslips.

This can be difficult if you’re living in Hong Kong, where you pay tax in instalments, or in the UAE or Saudi Arabia, where you don’t pay tax at all.

Please complete our free assessment form and let one of our foreigner mortgage specialists know about your situation. We’ll tell you how we can help!

Are there location restrictions?

There are only a handful of lenders that offer foreigner mortgages and because of that there appetite for acceptable property locations can change regularly.

Lenders prefer metro or Category A (CAT A) properties located in:

  • Melbourne, Victoria (VIC)
  • Sydney, New South Wales (NSW)
  • Brisbane, Queensland (QLD)

You may either be knocked back for a loan or at least find it difficult to get approved if you’re looking to purchase in the following locations:

  • Outside of Brisbane metro: This includes Warwick (4370), Toowoomba (4350), Stanthorpe (4380), Kilcoy (4515), Dalby (4405), Crows Nest (2065) and Boonah (4310).
  • Outside of Sydney metro: This includes Albury (2640), Bathurst (2795), Goulburn (2580), Dubbo (2830), Parkes (2870), Orange (2800), Griffith (2680), Bowral (2576) and Forbes (2871).
  • Outside of Melbourne metro: This includes Ballarat (3350), Beechworth (3747), Castlemaine (3450), Echuca (3564), Mildura (3500), Shepparton (3630), Swan Hill (3585) and Wodonga (3690).
  • South Australia (SA): This includes such locations as Adelaide (5000), Mount Gambier (5290-1), Gawler (5118), Whyalla (5600), Murray Bridge (5253), Stirling (5152), Mount Barker (5251), Port Lincoln (5606), Port Pirie (5540) and Port Augusta (5700).
  • Northern Territory (NT): This includes Darwin (0800), Alice Springs (0870-2), Palmerston (0830), Katherine (0850), McMinns Lagoon (0822), Nhulunbury (0880), Howard Springs (0835), Tennant Creek (0860), Yulara (0872) and Jabiru (0886).
  • Tasmania (TAS): This includes such locations as Hobart (7000), Launceston (7250), Devonport (7310), Burnie (7320), Kingston (2604), Ulverstone (7315), New Norfolk (7140), Wynyard (7325), George Town (7253) or Sorell (7172).
  • Western Australia (WA): This includes Perth (6000), Rockingham (6168), Mandurah (6210), Bunbury (6230), Kalgoorlie (6432), Geraldton (6530), Albany (6330), Kwinana (6167), Broome (6725) and Busselton (6280).

How does the loan application process work?

Obtaining your finance is relatively simple if you apply with a lender that commonly works with foreign investors.

You can then send us the required documents so that we can verify your income, confirm your identity and make sure that you’re eligible for a buy to let mortgage. We can then arrange the paperwork for you and seek an approval from the lender we have selected.

For most loan types, our services are free.

You can call us on 1300 889 743 (+61 2 9194 1700 from outside of Australia) or simply fill in our free assessment form and we can help you apply for a loan with an Australian bank.

Is approval from the Australian government required?

Yes, Foreign Investment Review Board (FIRB) approval is required for foreign nationals buying real estate in Australia.

The only exceptions are New Zealand citizens and permanent Australian residents.

Beware of the rules around foreign ownership and tax

Stamp duty levy

The states of New South Wales, Queensland, Victoria and South Australia currently apply a stamp duty surcharge to foreign citizens.

All other Australian states do not currently have a stamp duty surcharge.

The actual amount you’ll be charged and the rules around when the surcharge applies varies from state to state.

Please read more on the foreign citizen stamp duty for information and to stay up to date with any further changes that may be announced by state governments.

Ghost tax

Following on from the stamp duty levy introduced in 2016, the Government introduced a so-called “ghost” tax in the 2017 Federal Budget.

Foreigner property owners will be slugged with a minimum $5,000 per year levy for property they either fail to occupy or lease out for at least 6 months of the year.

The Capital Gains Tax (CGT) exemption has been scrapped

Since 1 July 2016, foreign investors were subject to a Capital Gains Tax (CGT) (withholding tax) of 10% when they sold their own residential home. However, this only applied to properties worth $2 million or more.

From 1 July 2017. this threshold will reduce to $750,000 and the withhold tax rate will increase to 12.5%.

This change will affect many foreign investors buying in Sydney and Melbourne metro areas since the median house price is much higher than $750,000.

Foreign ownership of new developments

Are you considering purchasing an off the plan unit?

You may find yourself locked out since the Government introduced a 50% cap on foreign ownership of new developments, effective from 1 July 2017.

Learn more about the risks of buying off the plan and why it can go so wrong.

Can a business owner buy property in Australia?

Borrowing money in Australia is much more difficult if you’re self-employed.

The main reason for this is that under Australian law both your mortgage broker and lender are required to verify your income and, in many cases, that isn’t possible.

We can consider your application using a specialist lender but this will depend on the country that you’re from, the currency of your income and the amount of income evidence that you can provide.

A couple of our lenders are happy to consider your application if the country in which you are self-employed has easily readable and understandable tax returns.

Generally speaking, the more evidence you can provide, the more likely lenders will consider an application from a self-employed foreigner.

What can we do for self-employed borrowers?

  • Prove your income with 2 years tax returns, 6 months bank statements or an accountants letter.
  • You may also need to provide a full credit history from your country of origin.
  • Your living expenses can be assessed based on the country you live in.
  • If more than 25% of your income is from a business you are classified as self-employed.

Please call us on +61 2 9194 1700 or complete our free assessment form and one of our brokers will contact you to discuss your options.

Why did so many Australian banks stop lending to foreigners?

From 2005 up until 2016, there was a significant increase in the number of foreign investors wanting to buy in Australia. Unfortunately, many of the loan applications contained false documents or were used to launder money earned illegally overseas.

As a result, most banks stopped lending to foreign investors as well as temporary residents of Australia and, in some cases, Australians living overseas.

CBA was the first bank to leave the foreign investor market, citing that it was not business that they were interested in.

Westpac, a bank of choice for foreign investors, soon followed, pulling out of the market in 2016.

ANZ were forced to change their policies after they were inundated with applications following Westpac’s exit.

The only one left standing is NAB, who have since changed their policies to be much more restrictive, forcing many foreign investors to look to second-tier lenders and private banks.

What languages do our mortgage brokers speak?

We’re able to help people from a wide range of ethnic backgrounds to apply for an Australian mortgage. Our staff can speak the following languages:

  • English
  • Cantonese
  • Mandarin
  • Arabic
  • French
  • Nepali
  • Bengali
  • Hindi
  • Urdu
  • Turkish
  • Spanish
  • Vietnamese
  • Tagalog
  • Japanese
  • Croatian (hrvatski jezik)
  • Bahasa Indonesia / Bahasa Malaysia
  • Other languages are available via an interpreter

How can we help you qualify?

We are mortgage brokers who specialise in non-resident home loans! We can help make the entire process of applying for a home loan to buy Australian property as simple as possible.

If you’d like to buy an investment property in Australia and are looking for foreign national lenders in Australia, please call us on +61 2 9194 1700 or complete our free assessment form and one of our brokers will contact you to further discuss your options.

If you’re from Australia, call us on 1300 889 743 to speak to our expert team of brokers.

  • Richardson

    Hi, as a foreigner do I have to disclose all my liabilities when I apply for a loan with the bank?

  • Hi Richardson,

    Yes, you will have to disclose all your liabilities in order to stay compliant under the NCCP (National Consumer Credit Protection) Act, which has been designed to protect the consumers and establish ethical and professional standards in the finance industry.

  • Jonathan Nesbitt

    hi there, as a foreign national married to a non working Australian living overseas is there a particular type of visa I can apply for that would better my standing with the banks

  • Hi Jonathan

    If your wife is Australian and you are a citizen of another country then you can qualify to get a loan to buy a property in Australia. It’s a grey area as to if we can assess your loan as an expat citizen or as a foreign investor as you have mentioned the income is in your name. We’d need to also know which country you are in and if you are self employed or employed.. The main difference would be the interest rate and expats are allowed to borrow more.

  • Jonathan Nesbitt

    In Japan and I already own property in Australia, but at most the banks will finance is 60% LVR. I was wondering if there are any visa’s I could apply for that would help my standing, but unlikely given I’m offshore but thought I would ask.

  • Hi Jonathan
    If you are earning JPY It is possible we could consider 70% to 80% LVR on a case by case basis as your wife is Australian.

  • Jonathan Nesbitt

    Yup am earning in JPY, and would consider 80% on further purchases, how do I get in contact?

  • Best to call us on +61 2 9194 1700 from overseas or complete this form

    There should be someone available on the phone now. Ask for them to send you a short application form and then return this with your supporting documents. Ask them to refer it to Otto for assessment and he’ll do a full assessment and ensure you get the best LVR possible.

    We do quite a lot of expat and foreign investor loans so we’re quite used to the intricacies of them. Thanks for working with us.

  • Kleeberg

    I want to buy a house in Australia and I’m currently overseas. I have two options in mind. Be a foreign investor and get things done from here itself or advance my trip there (I’ll be on a 461 visa) and try to get finance. The latter is more likely to happen at the moment so I’d like to know if I can borrow 90% even if I’m on a 461 visa.

  • Hey Kleeberg, as long as you can meet standard bank lending criteria and prove that you’re able to service the mortgage, you may be able to borrow up to 95% of the property value on a 461 visa home loan. If you want to discuss this with an expert 461 visa mortgage broker, you can call on our overseas number +61 2 9194 1700 or 1300 889 743 if you’re here in Australia.

  • Chi-Kuan Hung

    I own a property in Dockaland Melbourne Vic. Can i get refinance for this? I work in singapore and i am from china.

  • Hi Chi-Kuan,
    Unfortunately you would only qualify for a private loan (11% approx) or you would qualify for a normal loan if you own the property with your partner and they are an Australian citizen or PR holder.
    The main problem is that your citizenship and country of residency do not match. Lenders are quite strict on this unfortunately. If you were a Singapore citizen living in Singapore then we could get you approved at a great rate.

  • Chi-Kuan Hung

    My wife is from signapore. can this work.

  • If she is the sole owner of the property and the sole person on the loan then we can work with this. Her income must be sufficient to afford the loan. If you are both on the loan and on the property then this is an exception to policy, we’d have to check with the lender. They would ignore your income so your wife would still need a good income.

  • Justin 天宝 Yang

    Hi, im from china work in indonesia, paid the downpayment for an apartment in melbourne. Gonna hand over end of 2017. Can i get a loan? Whats the requirment?

  • Hi Justin,
    Unfortunately based on today’s lending policy you wouldn’t qualify with any Australian banks. We have some private lenders who charge approx 11% p.a. who may be able to help. Your options are:
    1. Private finance
    2. Sell the apartment to someone else
    3. Hope that alternative finance is available before settlement in one years time.

  • Anna Kwan

    Hi, my sister in law lives in Malaysia (Malaysian resident), bought an apartment in Melbourne and hand over is sometime in early 2017. Does she qualify for a loan in Australia ?
    What are the requirements ?

  • Hi Anna,
    Great news, as of yesterday we managed to obtain new funding for people who earn a variety of currencies that were not accepted previously. MYR was a currency that wasn’t accepted before that is now accepted.
    We can now help with loans for up to 70% of the property value at 8% p.a. with a three year term. Potentially there will be new loans available in the next three years which will be cheaper and we will be able to refinance, of course there are no guarantees.
    Up until yesterday there were only private lenders at 11.99% p.a. for property investors in Malaysia.
    Foreign investors with their income in other currency types are able to obtain finance in the 4% to 5% p.a. range if they meet strict criteria.
    It’s best that she contact us so that we can commence the process now ready for settlement next year

  • Hi Justin,
    There is new funding available now that may allow you to borrow up to 70% of the property value at 8% p.a.. This is a significantly better option than what was available before. Hopefully before the end of 2017 there will be more options for property investors living in Indonesia.

  • Leina

    Hi there,

    I’m on a student visa, plus on my way to apply for PR after 2 years. My parents who would like to purchase a home for us in Melbourne under my name, so like they will pay for it. Will we able to get a home loan?
    Oh, we’re vietnamese by the way.
    Thank you so much, and looking forward to hearing from your team.


  • Hi Leina,
    If you’re working up to 20 hours per week then we can use your income to get approved.
    If not then we can buy the property in your parents names. We have some lenders that will accept Vietnamese citizens living in Vietnam earning an income in VND, which I assume is your parent’s situation. Note that this is very recent! You’re lucky as the policy just changes, two weeks ago we wouldn’t have been able to help.
    If you buy in your parents name then it must be a new property. If you buy in your name then it can be an existing property if you live in it however your income will likely mean that you cannot qualify for a loan.
    FYI VIC has an additional tax for foreign citizens buying a property which would apply regardless of if it was you or your parents who were buying.
    We have several brokers who speak fluent Vietnamese if you need someone that can work with your parents.



    I have question regarding to Vietnamese foreigners buying a commercial property in Melbourne.

    To be more specific, my mother would like to obtain a PR here, through investing/buying a commercial property (retail store) in South Yarra, Melbourne,VIC.

    I am not so sure whether is it possible for her to do that yet or she is only allow to buy properties or commercial properties that are brand new, considering that this is her first investment.

    Please help and provide me some guidance on this one.



  • Hi Norah
    I believe it is ok for a foreign citizen to buy commercial property however it is best you check or call FIRB on +61 2 6263 3795 (commercial hotline).
    We’re not sure how it would affect her ability to get PR, I’d recommend talking to a migration agent or the department of immigration about that before proceeding.

  • kri

    I am an Australian living overseas in UK. I work through a limited company arrangement (self employed contractor). I have a property in Australia I’d like to re-mortgage however I can’t seem to find any lenders who would accept a self employed applicant living overseas. Can you help ?

  • Hi Kris,

    Yes we can assist with this. It isn’t standard so when you have sent your documents to our mortgage broker then please ask them to ‘refer to Otto’. You must be contracting to one company and have no other employees.

    If you have a business that has several employees and contracts to many companies then we have some additional options but the rate may or may not be competitive depending on the amount that you’re borrowing

  • anthony

    I am an Vietnamese Overseas student that married to a non working Australia citizen. My parent want to buy a property for us in Sydney. For sure they will pay for it. If they want to buy the property, how many percent of the property do they need to pay? Is that impossible for them to buy and put under they nam? Can you give us some advise. Looking forward to hear from you.
    Thank you

  • Hi Anthony
    If they buy in their name or your name and the property is in VIC, NSW or QLD then you’ll pay an additional stamp duty
    If your parents buy in just their name then they must buy a new property to meet FIRB approval criteria.
    If they buy just in your name then as a student it is unlikely that you can get a mortgage.
    The best courses of action are:
    1. Buy in their name (buy new & pay the additional duty). They can borrow 60% or 70% of the property value.
    2. Wait for you to be a PR then buy in your name

  • Yat Yu Wong

    Hi I m an investment banker from Hong Kong. No relatives from Australia. Which banks is/ are still offering mortgage to foreign investors? What’s the average monthly interest rate? I m not considering to move to Australia yet and m planning to rent the apartment out for the coming 5 years.

  • Hi Yat,
    A few banks and several non-bank lenders will approve loans in the range 4.8% to 8.2% for foreign investors.
    As a HK citizen earning HKD it is likely that you’d be eligble for a loan in the lower end of that interest rate range.
    If you’d like our help then please contact us

  • xxxnanaxxx

    Hi, we are from Viet Nam and would like to purchase a property in Australia. Which bank is still offering mortgage to Vietnamese investors? what’s the monthly interest rate? what is the total stamp duty that we’d have to pay?

  • Hi
    Australian banks will not consider foreign investors from Viet Nam however we have some non-bank and specialist lenders that will consider your application.
    You would be able to borrow a maximum of 60% – 70% of the property value and the interest rate would be around 6.95% to 8%. It is possible that in a couple of years time there will be more options available and you can refinance to a lower rate, however there are no guarantees that this will be possible.
    The stamp duty would depend on where in Australia you buy. The normal costs can be calculated here and the details of the additional duty are here


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  • YanYee Lee

    Hi! I’m a Malaysian and would like to know which bank still offer mortgage to Malaysian investor. What is the monthly interest rate and other charges?

  • Hi YanYee,
    You are likely to be able to borrow up to 70% of the property value at a rate of approx 6.95% to 8%. Please contact us if you’d like to know more info and see if you qualify

  • Christina Yu

    Hi, I am a Hong Kong citizen studied and currently working full time in Australia. I am not holding a PR and I have been considering to take a job offer in mainland China. I have paid 10% deposit for a new apartment which is going to settle end of this year. I am wondering if I will be eligible to apply for a mortgage if I am not working in Australia and what is the interest rate?

  • Hi Christina
    As a HK citizen living in mainland China it will be difficult to get a loan. It’s likely you could borrow 60% to 70% of the property value and at a rate of approx 8%.

  • Henu Nogia

    Hi, I am an Australian Permanent Resident. Me and my brother in law(who is an Indian citizen and living in India) are planning to buy an Investment Property. I’m based in Sydney and working for NSW government. What are our options ? How much will be the interest rate etc? Can we even buy a Property in partnership? How much could we borrow?

  • Hi Henu
    I’d strongly recommend that you buy the property on your own in your name only. The rate on the loan would double and you’d pay additional taxes if your brother in law is an owner of the property.
    You could potentially buy in your name and then make an agreement with him to share the profits later. You’d need to talk to a solicitor to create an agreement between you.
    If you’d like our help to get approved then please contact us

  • Jit Tong

    Hi I am a Singaporean 35 this year, living in Singapore planning to buy a property for investment and/or own stay in Melbourne Victoria with a budget of $300-$350k. May i know the estimated downpayment plus stamp & land transfer duty required / 2.interest rates / 3.min loan amount / 4.max repayment periods available? Would it also be possible to put the property under both my own plus my wife’s name? Both of us are self employed, and currently each own a property here in Singapore. Thanks!

  • Hi Jit,
    I’d recommend that you do not buy at the moment. Currently our lenders are only accepting PAYG (employed) borrowers so you would be unlikely to get approved at a reasonable interest rate. Potentially this will change in a year or two so feel free to check back with us later.

  • Jit Tong

    Thanks guys, and could I get a ballpark of the interest rates for employed vs self employed currently?

  • As of today approx 8% for employed and 11% for self employed.

    Just two weeks ago it was around 4.8% and six months before that there were no options at all. It’s changing regularly.

  • Quincy T.

    Hello, my uncle is recently retired in Hong Kong and has purchased a 2nd investment property in Australia settling in Q1 2018
    The first one settled in 2015 at 70% LVR as a normal housing loan but that lender is no longer helping non-residents and now as he is retired his income situation is a lot different, even though would be considered high net worth.
    Previously we were told about a policy where the lender will use the rental yield on the purchase property and base the maximum loan amout is based on what kind of loan repayments the rent would cover, with all sorts of risk margins applied so it worked out to be between/around 30% to 50% LVR as the maximum. Is this kind of policy still available anywhere at all.
    Rgds, Q.

  • Hi Quincy
    There was a product that just relied on rental income and would allow you to borrow 40% however now this is not available. We’d need to use his investment income (dividends, rent, annuities, superannuation etc) to prove he can afford the debt. Note that at present there are no lenders that would accept this income on it’s own so we would have to seek a private lender which typically cost 11% p.a.
    Obviously that’s not a good option so he may consider:
    – Someone else buying the property (stamp duty may be payable again)
    – Returning to work so we can use his income

  • Chan Steve

    Hi, I am an Australian and currently working in Hong Kong and it is a full time employment. I’d like to purchase a property in Melbourne. I want to know if I can get a 80% mortgage. Also, am I eligible for the first home allowance if I don’t own a property before. Thanks

  • Hi Steve
    Yes you can borrow 80% as of today. It’s possible that this may change as several lenders are reviewing their policy now and we don’t know what they’ll change it to.
    We expect borrowing 80% will still be possible but we can’t be sure.
    FYI we specialise in lending to Australian citizens in HK and there’s more info here

  • Chan Steve

    Thanks. How about the rate?
    Would it be higher than normal bank like nab or nz

  • Hi Steve
    Yes you’d pay normal investment loan rates. Whereas a foreign citizen buying a property in Australia would usually pay 3% above the bank standard variable rate.

  • sam

    Hi, I am an Indian citizen working in India. I want to buy a house in Australia. Is it possible to get a home loan in Australia?

  • Hi Sam
    Yes you can borrow 70% of the property value at approx 8% p.a.
    The property you buy must be new and there are additional taxes for foreign buyers

  • Seema


    I have a two part question:

    STATUS 1: New Zealand permanent resident having job and properties in New Zealand. Can I borrow for a property in Australia?

    STATUS 2: New Zealand Citizen having job and properties in New Zealand. Can I borrow for a property in Australia?


  • Hi Seema
    1: This is possible but only with a few lenders at higher rates.
    2. Yes this is possible and we have several lenders with low rates available.
    You can find more info here

  • Seema

    Thank you so much for your quick response. Appreciate it.


  • Sen Amaiti

    Hi. I am a business owner in India. I am interested in investing/purchasing a small business in regional Australia, e.g. a restaurant or a service station. Would there be loans available for this matter for a non-resident foreign national like me?

  • Hi Sen
    Unfortunately no. For very large foreign businesses (> $20 million) there is funding available.

  • Sen Amaiti

    Thank you very much.

  • Wkr

    I am Indonesian and living in Indonesia right now. I bought a house outright 3 months ago, settled already owing nothing, and I want to cash out. Not in a rush right now. I asked MEzy about this but because of the postcode, they would not accept. I was told La Trobe would not do cash out. I also tried to go with Citibank but they would not accept the currency of my income. What can be done?

  • Hey Wkr,
    Well if you’re buying another property and just using the existing property as additional security then it may be possible. However, as you’re not in any hurry, you can wait a few months as there should be more options in the future such as the possibility of MEzy accepting more postcodes. Please call our office if you’d like to discuss this with a broker directly.

  • SS

    I am an Australian resident who gave up German residency, my parents are still living in Germany. I would like to purchase for them an apartment, is it possible to get a home loan from Australia to purchase an apartment in Germany?
    Many thanks.

  • Hey SS,
    Yes, and you can speak with an Australian bank with international branches for this. There are also a number of non-Australian owned international banks that may be able to help you with finance. Specifically, it’s important you get in touch with the local branch of the country you’re looking to buy the property in and find out what interest rates and mortgage terms they have available for your price range. Please check out the “buying property overseas” page for more info:

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  • Camelia Suri

    I would like to know which option is better for me. My Son is studying in Perth. Is it better to rent or purchase a property there? I’m not an Australian.

  • Hi Camelia
    The Perth market has just dropped so both renting and buying are much cheaper right now.
    If you buy an investment property and rent to your son this is ok. It must be a new property and your loan would be at 8% which is higher than Australians pay.
    Renting is easier. It just depends on if you want to buy or not.

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  • YM


    I’m a Singaporean looking to make my first property purchase in Brisbane. I have a stable job earning a stable income. What are my chances of getting a loan and how much would I be eligible to borrow? And if I can secure a loan, what is the kind of interest I’ll be expected to pay?

  • Hi YM,
    QLD (which includes Brisbane), NSW and VIC all have an additional tax for foreign investors. Have you considered buying in another state? For example WA’s property market has dropped significantly and they don’t have this tax.
    Typically a Singapore citizen earning SGD with no visa to Australia can borrow approx 60% – 70% of the property value and at a rate of approx 8%. If you have PR to Australia or a partner who is an Australian citizen then you can borrow at around 4.5% (or less).

  • YM

    Thank you. Not sure if WA has any projects with good potential though.

    The loan will not be from any of the top 4 banks in Australia I assume? And would this loan be an interest-only loan? What other loan options are available?

  • With WA it would all depend on the resources sector, QLD is linked to resources as well but not as strongly as they have a more diversified economy. We cannot predict the future of either market (although we wish we could!) so ultimately investing in either is at your own risk.
    Both cities would have good projects. Be careful of the high rise apartments in both cities as we see a lot sold for over the market price to foreign buyers. The city centre of Brisbane has an oversupply of units and Perth in general has high vacancy rates so we’re seeing investors in Perth accepting lower rental prices and investors in Brisbane looking in smaller blocks in outer suburbs rather than in the city centre.
    That’s correct the major banks in Australia do not lend to foreign investors.
    Interest only is possible. A lot of lenders in Australia are charging higher rates for interest only loans due to recent restrictions imposed by APRA (Australian Government) on the banks. However as of today foreign investor loans have not been affected by this.
    There are very limited loan options for foreign investors.

  • Az

    Hey ,

    I’m from Taiwan recently about to applying partner visa but I don’t have enough money at the moment. I’m working full time in Melbourne. I might need around $8000 to apply my visa. Is there any chance to get a loan for my visa ?

  • Daniel Hodgman

    I’m a UK passport holder living in the USA. I am self employed with 2 years of US tax returns – circa $165,000 USD income per year. Would I be eligible for a mortgage in Brisbane/Sydney area and if so what %. Thank you

  • Hi Az,
    Unfortunately no this cannot be done, however your partner may be able to apply for a personal loan if they are an Australian citizen or PR holder.

  • Hi Daniel,
    Yes you would be eligible however the rate would be approx 8%. There are few options for foreign citizens and even fewer for those that are self employed.
    If you plan to move to Australia it may be better to buy once you live here. Also QLD, VIC & NSW all have a foreign citizen stamp duty charged in addition to normal duty. So many investors are choosing to buy in Tasmania or Perth.

  • Robina moosa

    Hi I’m a British citizen based in England , I am interested in the house and land package which is coming to almost $600000 would I be eligible for s Mortagage and what are the first steps I need to follow to get on the property ladder in Australia

  • Hi Robina
    Yes you can qualify however there are many restrictions for someone in your situation
    – Construction loans may not be available. So a house and land package may not be suitable. Best to buy a complete new property.
    – Your loan will be at a higher rate than Australian citizens. Typically 8% p.a.
    – Location restrictions apply, and they’re quite random, please do not buy a property before getting loan approval.
    – NSW, VIC and QLD have additional taxes for foreign citizens.
    If you plan to move to Australia I’d recommend that you buy once you’re living in Australia.

  • Hi Begonnia
    Firstly are you an Australian citizen, Australian Permanent Resident or are you a HK citizen? Do you have more funds to put into the purchase?

  • Hi
    No problem I’ll email you and cc one of our non-resident lending specialists. They’ll go through the details with you. Best of luck with your investment.

  • Hi your email bounced back. It’s best to call us on +61 2 9194 1700 and ask for Romy. He’ll be available after midday HK time tomorrow.

  • Pun Yat Fan

    Hi, I am a Uni student from Hong Kong and now studying in Canberra. Is it possible to have student home loan now? As I have heard that it is not allowed for international student to do any home loan now.
    Many Thanks!

  • Hi,
    Unfortunately you’d need to wait until you are working full time.

  • Begonnia Kwan

    Hi ! I m waiting for your email . Thanks. Because I m planning to do the pre-approval but the bank say need to do valuation. Um .. is it I m on the right track?

  • Hi. I’ve just emailed your other email address now. Often the valuation is done before the loan approval is obtained however the bank or mortgage broker organises this for you.

  • Ron li

    Hi I am Singapore citizen and live in Singapore, not australia PR. I bought a off the plan property at Sydney and development will be ready next year Q3

  • Hi Ron,
    Yes we can assist with this although lending policy may change between now and when you settle. I’d recommend that you apply for a loan 90 days before settlement is due. We can complete a pre-assessment now to make sure that you will be qualified at the time you need to settle. Then you can just contact us 90 days from settlement and we’ll complete the formal application. If you’d like our help then please complete this enquiry form

  • Ron li

    Thanks and we will do the pre-assessment as suggested.

  • Anime

    I’m a permanent resident of NZ. I’m planning to shift to Australia and buy a property in Melbourne. But I recently heard that we need to receive a special approval from the Australian government to purchase a house. Can you confirm this?

  • Yes Anime, unfortunately NZ permanent residents require an approval from Foreign Investment Review Board (FIRB). This is waived only for Australian citizens, Australian permanent residents and NZ citizens and who have been to Australia at least once. You can get more information on this on our page on FIRB

  • Mariano

    Hi. Im from Argentina. . Im planing to purchase a property in Australia in the near future.. is there any restrictions for Argentina?

  • Hi Mariano,
    Yes you can qualify. However you will need a large deposit (approx 45%), pay a higher rate (approx 7% – 8%) and depending on the state that you buy in your may pay additional taxes

  • Andy Wong

    Hi, i’m from Hong Kong with a stable income from a Listed Company in Hong Kong. I would like to buy a new home in brisbane for investment, can i make a mortgage in Australia?if yes, how much can i borrow?

  • Hi Andy
    Just to confirm:
    – Do you have a visa to Australia?
    – Is it a home or investment property?

  • Natasha Mann

    Hello, thanks for your sharing, its very useful. I am an Australian PR but currently working in Hong Kong with stable income. I do not have any income in Perth. I am planning to buy a property in Perth for my future living in Perth. Do i qualify for the first home owner discount and with normal rate of tax? thanks for your help

  • Hi Natasha,
    Perth hasn’t yet implemented it’s foreign citizen stamp duty so if you buy now it will not apply to you. FIRB approval should also not be required.
    You are eligible for first home grants as long as you move in within the first 12 months. However if you tell the lender you plan to move in then they’ll decline your loan as they assume you’re leaving your job. So this becomes a balancing act. I’d recommend that you speak to one of our brokers who specialise in assisting a PR who is living outside of Australia. You can call us on +61 2 9194 1700 during Australian business hours.

  • Ken Lim

    Hi, I am from Malaysia and would like to buy an apartment in Perth. Budget is around AUD 300k. I would like to transfer my children to study in Perth when they complete their secondary school in Kuala Lumpur. Both myself and my wife were graduated in Curtin Unversity and we love the place and environment so much.

    Hence, would like to understand the procedurals for mortgage loan application and also the requirement for approval from FIRB. I am thinking that since local banks have restricted in their lending nowadays, is it acceptable if I borrow the mortgage loan from one of the banks in my home country, Kuala Lumpur. Looking foward to your advice on the above matter.

  • Hi Ken,
    If you can borrow in KL then that would likely be cheaper. If you cannot then it’s likely you’ll only qualify for more expensive foreign investor loans around 7% – 8% p.a.
    As you don’t have PR or citizenship for Australia you’d need to buy a new property and you would need FIRB approval which costs approx $5,000. If you buy before the end of this year then you’ll avoid foreign citizen stamp duty, WA is introducing it at the end of this year.

  • Sameer Malik

    I’m from Pakistan and I would like to buy a house in between 250000 to 300000 AU$ and if arrange 40000 to 50000 AU$ can any lender arrange remaining amount.

    Please let me know the procedure and processing time.

    I don’t have any visa right now.


  • Sameer Malik

    How I can take approval from FIRB and how I can contact them?

  • Hi Sameer
    You can borrow a maximum of 70% of the property value, more likely 60%. As you’d have to buy a new property to meet FIRB approval rules I think it’s unlikely that you can buy for $300,000 or less. You’d also need to pay for foreign citizen stamp duty. So unless you have a larger deposit and can consider buying around $500,000+ then it’s unlikely to be a viable option for you.

  • esther

    hi, if me and my husband brought a property in melb but my husband’s share is 1%, can we base the loan entirely on his income if i am not working?

  • Hi Esther,
    There are situations where this structure can work but it’s not guaranteed. Assuming you’re an Australian citizen and your husband is not an Australian citizen or PR then the ideal structure is to have 100% in your name and the loan in both names. Just to confirm:
    – Where are you living?
    – Are you an Australian citizen?
    – Does your husband hold any visa for Australia?
    – How long have you been married?
    – Will the property be a home or investment property?

  • Raghav

    Hi,I am from India and I’m planning to buy a new off-the-plan property unit which is still under construction. I need to pay a 10% deposit now at the time of booking (which I can manage). For possession of the property, it will take another one and half years and 90% of the balance payment. My question is can I get the loan for 90% of the property according to my financial documents from an Australian bank?

  • Hi Raghav,
    There are only a handful of banks dealing with foreigners and they’re not lending out more than 70% of the property value. The policy may change in one and half years time but getting a mortgage as a foreign investor is very difficult now, especially for off-the-plan properties. We would suggest you buy if you have sufficient funds to purchase with no mortgage, just in case.

  • Norther Nguyen

    Hi, i’m from Viet Nam currently on a student Visa. Would i qualify for a loan?

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  • Salam Ullah

    I am from Lahore pakistan and want to buy home in Melbourne Australia with some assistance as loane.

    any body share related guidance.


  • Hi Salam,
    You can borrow a maximum of 70% of the property value, more likely 60%. You’d have to buy a new property and obtain an approval from the Foreign Investment Review Board (FIRB). You’d also need to pay for foreign citizen stamp duty. So unless you have a larger deposit (around $200,000) and can consider buying around $500,000+ then it’s unlikely to be a viable option for you.

  • Jeff

    Hi! I live in Norway and I have a stable job. My sister is planning to have a studentvisa in Australia and study one of the Schools in Warrnambool, it will be next year. My idea is to have a loan in Norway and buy a property in Australia. But She will be the one will live there.

  • Hi Jeff,
    Firstly, you have to get approval from the Foreign Investment Review Board (FIRB) before starting to look out properties. Since you’re obtaining a loan from Norway, you don’t have to deal with banks here so there shouldn’t be hassles whatsoever. You can get more information about FIRB approval on our page here:

  • Jeff

    Thank you for Your reply. After the FIRB considered my Application. Is there any possible that an investor can rent out there? Especially when i have a plan to buy a New property/ies?

  • Yes, once you buy the property and have your mortgage sorted you can rent it out to tenants. Moreover, as a foreign investor, you’re obliged to buy a new property or purchase vacant land to build a new property.

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  • Kelly

    Hi, I am a dual citizen of Australia and Canada. But I live in Australia. I would like to purchase a home for my parents to retire in, in Canada. Is this something you are able to help with??

  • Hi Kelly,
    If you want to buy a property in Australia then we can definitely help. But if it’s Canadian property, then unfortunately we can’t assist as lenders on our panel don’t accept foreign properties as security. :(

  • Frankie Chan Shun Yip

    Hi, my wife and me want to purchase an apartment in Brisbane for home or investment and price range is around Aus $450000 to $600000. My wife is Australia citizen but I am not, we both have a stable job in Hong Kong and own an apartment (under mortgage), is there any mortgage plan for us if we can providing the fund of around $120000 to $150000 for the apartment?

  • Hi Frankie,
    Yes, we have a small loan package with some of our selected lenders however we charge a fee of $2,500 for loans less than $200,000. If you’re ok with this, then call us on +61 2 9194 1700 or fill our assessment form to find out more about a non-resident home loan.

  • Jose Lam

    Hi , I am holding subclass 188 visa , I want to purchase the new house and land in Melbourne east , can I apply the mortgage ? I will move to Australia by next year around April , my income if from Hong Kong , my monthly salary is HKD 132,000

    Thx you

  • Hi Jose,
    If you’re staying in Australia, few lenders may lend you upto 80% of the property value. But since you’re based overseas and earn income from there, you’ll be treated as a foreigner and could borrow only 60-70% of the value of the property. You’ll have to pay more and the lender choice is also limited now. You could save more in the meantime and apply for a mortgage once you’re here in Australia, which is a lot convenient and have a variety of options.

  • Jose Lam

    How can I apply the mortgage loan ?
    Pls advise, thx you

  • You can call us on +61 2 9194 1700 or fill our free assessment form and one of our brokers will contact you to further discuss your options for a mortgage.

  • Korben

    Hi there,
    I’m an Aussie in a long-term relationship with a Korean midwife. We’re looking to buy a house and avoid the foreign stamp duty surcharge. I should mention we applied for the partner visa a year ago and that she is on Bridging Visa A. Is this possible?

  • Hi Korben,

    You can avoid the foreign stamp duty surcharge by having both applicants on the mortgage but only the Australian citizen on the property title. What this means is, that for all intents and purposes, the property is owned solely by an Australian who is exempt from the surcharge and Foreign Investment Review Board (FIRB) approval.

    The benefit of keeping both of you on the mortgage is that both of your incomes can be used when assessing your borrowing power meaning you have a better chance of being able to borrow the amount you need.

  • Cohan

    Hi, I’m a PR in Australia, my dad is a Dutch national who lives in Europe. I was wondering if I wanted to buy a house and I wanted to put my dad as well on the title, will it be considered a foreign investment?

  • Hi Cohan,
    Unfortunately, yes. If you want to put your dad, a foreign national (Dutch national) on the property title then it will be considered a foreign investment and will require a Foreign Investment Board Review (FIRB) approval. Also, you wouldn’t be able to purchase an established property, it needs to a brand new property.

  • Lau

    I am a foreigner and was retired. I have a steady passive income (monthly rental received from Hong Kong’s apartment HK $41600 plus a house in melbourne AUD$ 2,657)
    I brought a second “off the plan” property in melbourne , I need an mortgage of AUD$ 200000 . Can I apply the mortgage easily?

  • Reza

    Hi, I am a foreigner living in Europe. I have a property in Australia worth around AUD250000 (an apartment in Melbourne without any morgage/incumberance). I understand that as a foreigner I can only get 60 – 70 % financing. Can I use my apartment to cover the 40%

  • Hi Reza,
    Some lenders may consider using the equity in your apartment as a security for your foreigner investment loan. However, the problem you might have is whether the bank will accept your property as security. Some inner city postcodes in Victoria are considered high density and, therefore, high risk:
    In addition to this, you likely be hit with a foreigner stamp duty surcharge in Victoria (we recommend you speak with the Victorian state revenue office). Try the calculator for yourself:
    For example, if you were to purchase a property worth $400,000 in Melbourne, stamp duty alone would be close to $30,000 for a non-Australian citizen or around $48,000 (plus the title transfer fee) on top of your 40% deposit.
    We recommend that you give us a call on 1300 889 743 or fill in our online enquiry form to discover if we can help you qualify:

  • Hi Lau,
    There is a lot that can see your mortgage application declined in Australia.
    For example, while Hong Kong Dollars (HKD) are acceptable to some lenders, rental income is generally shaded to 80-85%. This can significantly affect your overall borrowing power.
    Secondly, we don’t encourage foreign buyers to purchase an off the plan property, generally, let alone without a proper pre-approval. The chances of decline are high for foreigners buying an off the plan property.
    In addition to this, retired borrowers who are rental reliant generally don’t get approved.
    We would suggest you speak with your mortgage broker and your solicitor in Hong Kong about possible options for you.

  • Amber

    Hi there,
    I’m a mechanical engineer from Singapore. I was recently accepted for a job in Australian and am now planning to purchase a property in Proston. I wanted to know as a Singaporean, how much would Australian banks lend me?

  • Australian banks implement a much stricter lending policy to foreign nationals than they do for Australian citizens. As lenders consider this a high-risk area, only a handful of banks actually provide home loans.

    You might be able to borrow up to 70% of the purchase price of a new property. However, as a general rule, higher interest rates (around 6.50% to 8.00%) will apply to foreign purchases.
    Given that you earn in Singapore Dollars, which is one of the primary currencies that banks consider, you’ll have a better chance of qualifying for a mortgage in Australia. It is possible to get even cheaper rates if you can come up with a 25% deposit.

  • Australian banks implement a much stricter lending policy to foreign nationals than they do for Australian citizens. As lenders consider this a high-risk area, only a handful of banks actually provide home loans.

    You might be able to borrow up to 70% of the purchase price of a new property. However, as a general rule, higher interest rates (around 6.50% to 8.00%) will apply to foreign purchases.
    Given that you earn in Singapore Dollars, which is one of the primary currencies that banks consider, you’ll have a better chance of qualifying for a mortgage in Australia. It is possible to get even cheaper rates if you can come up with a 25% deposit.

    If you’re a Hong Kong citizen and you’re looking to get an Australian mortgage, please call us on +61 2 9194 1700 or complete our free assessment form and one of our brokers will contact you to further discuss your options.
    Free assessment form:

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  • Zayan

    Can a non-resident foreigners get a mortgage for an off the plan property being developed by a reputable developer? I’m an Emirates citizen (UAE) and just wanted to confirm before putting down the deposit.

  • Hi Zaya,
    Yes, non-resident foreigners can get a mortgage for an off-the-plan property in Australia. Please note that the interest rates will be higher and you’ll need to have 30% to 40% of the purchase price as the deposit. You’ll need FIRB approval and also have to pay the foreigner stamp duty surcharge. Buying a property in Australia can get pretty complicated as a non-resident, I find it’s best to speak with one of our specialist brokers by calling us on 1300 889 743 or fill in our online assessment form:

  • Nas

    Hi, we are British citizens looking to purchase a buy to let property in Australia. We have $110,000 AUD for the deposit. What would that allow us to buy? We would like to get a pre-approval so we can confidently make an offer on a property.

  • Hi Nas,
    As a foreign national, you will be able to borrow up to 70% of the property value. With a deposit of $110,000, you may be able to purchase a property worth $300,000 approximately. There are certain guidelines that must be followed by foreign nationals purchasing property in Australia. For example, you’d need approval from FIRB (Foreign Investment Review Board) and can only buy newly built properties. There’s also income shading for foreign nationals etc.

  • Wang

    Hi, I’m looking to refinance my mortgage. I bought the property in 2013 and I’m looking to use some of the equity as a deposit to purchase another property. How much of the equity will I be able to access as a non-resident Hong Kong investor?

  • Hi Wang,
    You can borrow up to 70% of the property value (valuation will be required) with interest rates around 6.50% to 8.00% p.a. And up to 55% at interest rates below 5.00% as a non-resident foreign investor. For example, if your property valuation comes out at $1,000,000, you can access up to $700,000 minus your current mortgage balance. We would need to do a full assessment to get an accurate cashout figure. So, kindly give us a call on 1300 889 743 (+61 2 9194 1700 for callers outside Australia) or fill in our online assessment form: to discuss your situation with one of our specialist mortgage brokers.