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Temporary Resident Home Loan

Would you like to buy a property while living in Australia? If you meet the following qualifying criteria then you can get approved for a mortgage.

How much can you borrow?

The amount that you can borrow depends on the type of visa that you hold and the way that the lender you’re applying with views your visa status:

  • 80% of the property value: Most temporary visa holders can apply for a mortgage if they are allowed to work in Australia for at least 12 months.
  • 90% of the property value: Some visa holders may be eligible to borrow up to 90% of the property value if they have a strong income, stable employment and longer term visa.
  • 95% of the property value: If you’re married to or defacto with an Australian citizen or permanent resident, regardless of your visa.

Did you know that the services of a mortgage broker in Australia are usually free?

Please call us on 1300 889 743 or complete our free assessment form to have an obligation free discussion with one of our mortgage brokers that specialises in lending to temporary residents living in Australia.

Which temporary residents will Australian banks lend to?

The Australian government and the FIRB doesn’t restrict particular visa types from borrowing money but the Australian banks and other lenders may not approve loans for some temporary residents (TR).

Preferred visas

The list below includes visa types that Australian lenders tend to consider as “Australian citizens.” These visa holders may be entitled to borrow up to 95% of the property value:

Accepted visas

The list below includes visa types that Australian lenders tend to consider as “non-residents” and will restrict the loan to 80% to 90% of the property value. If you are married to an Australian Citizen or PR then you can borrow 95% of the property value:

  • Temporary Business (Long Stay) – Standard Business Sponsorship (Subclass 457, loans available to 95% of the property value as special exception to normal bank criteria).
  • Working Holiday Visa (Subclass 417).
  • Business Owner (Provisional) Visa (Subclass 160).
  • State or Territory Sponsored Business Owner (Provisional) Visa (Subclass 163).
  • Senior Executive (Provisional) Visa (Subclass 161).
  • State or Territory Sponsored Senior Executive (Provisional) Visa (Subclass 164).
  • Investor (Provisional) Visa (Subclass 162).
  • State or Territory Sponsored Investor (Provisional) Visa (Subclass 165).
  • Skilled Regional (Provisional) visa (subclass 489).
  • Business Visitors Visa (Subclass 456).
  • Visiting Academics Visa (Subclass 419).
  • Sport Visa (Subclass 421).
  • Entertainment Visa (Subclass 420).
  • Skilled Exchange Visa (Subclass 411).
  • Film, Media, Actors and Support Staff, Photographers and Journalists Visa (Subclass 423).
  • Emergency Visas (Subclasses 302 & 303).
  • New Zealand Citizen’s Family Members Visa (Subclass 461).
  • Religious Worker Visa (Subclass 428).
  • Special Program Visa (Subclass 416).
  • Medical Treatment Visa.
  • Medical Practitioner Visa (Subclass 422, loans available to 90% of the property value).
  • Sponsored Family Visitors Visa (Subclass 679).
  • Special Category Visa (Subclass 444).
  • Contributory Temporary Parent Visa (Subclass 173).
  • Contributory Temporary Aged Parent Visa (Subclass 884).
  • Student Visa (Subclass 572, 573, 574, 575 & 576).
  • Temporary Graduate Visa (Subclass 485).
  • Student Guardian Visa (Subclass 580).
  • Holiday and Visiting Visas (Subclass 976).
  • Short Validity Business ETA Visas (Subclass 977).
  • Long Validity Business ETA Visas (Subclass 956).
  • Bridging Visas (A, B, C, D & E).

If you’re a temporary resident, please call us on 1300 889 743 or fill in our free assessment form to find out how much you can borrow.

Are you a spouse visa / partner visa holder?

If you’re married to or in a relationship with an Australian citizen, New Zealand citizen or Australian permanent resident, the banks will see you as a lower risk than other visa holders.

As a result, some lenders will assess your mortgage application as if you were an Australian citizen. For more information, please see our spouse visa mortgage page.

Want to apply for a temporary resident mortgage? Please call us on 1300 889 743 or complete our free assessment form to discuss how we can help you to get approved!

Are you a student visa holder or an international student?

Most banks will allow student visa holders to borrow funds to purchase a property in Australia.

The Foreign Investment Review Board (FIRB) doesn’t restrict students from buying a home or investment property as long as they meet standard FIRB criteria.

However, your ability to get approval for a loan largely depends on whether or not you have a stable job and a solid income. If you’re working, most banks will lend you 80% of the property value.

If you’re not working, then your parents may be able to purchase the house for you. Please see our student visa mortgage page for more information.

To discuss your situation with one of our mortgage brokers who specialises in student visa loans, please call us on 1300 889 743 or complete our free assessment form today!

Is Australian Government approval required?

The Foreign Investment Review Board (FIRB) may need to approve your purchase. Please refer to our FIRB approval page for more information and specific guidelines.

Are first home benefits available?

Unfortunately, as a temporary resident you can’t apply for the first home owners grant and other government benefits.

If you are on a spouse visa / partner visa and are buying with your spouse who’s either an Australian citizen or permanent resident then you can qualify for the First Home Owners Grant (FHOG).

You must buy the property together as ‘joint tenants’ not as ‘tenants in common’. Please refer to your conveyancer for more information.

Other Australian government benefits such as welfare and Medicare (public health cover) aren’t available to temporary residence visa holders.

Are you a temporary resident with a foreign income

It’s quite common for temporary residents of Australia to have either a business, investment property or pension that provides them with an income from outside of Australia. They often use this income to help them to pay their mortgage in Australia.

Not every lender will accept your foreign income in their assessment! Others will only accept your income if you’re an Australian resident for tax purposes and have declared your foreign income on your Australian tax returns.

However, some lenders have a simplified income verification process and can accept foreign tax returns, foreign pension statements or rental income receipts, as evidence of your income. They’ll usually use 80% of this income in their assessment to allow for exchange rate fluctuations.

Should I buy now or wait to become PR?

Under a government move to curb non-resident investing, the states of New South Wales, Queensland and Victoria now apply a surcharge to stamp duty for temporary residents.

The surcharge varies anywhere between 3% to 7% of the land value depending on the state.

How can you avoid the stamp duty surcharge?

Firstly, you may want to buy in one of the other four Australian states because they currently don’t apply a stamp duty surcharge to temporary residents.

Secondly, if you’re close to getting your permanent residency anyway, you may want to wait so you can avoid the surcharge.

Finally, if you buy in the name of an Australian citizen under a spousal visa arrangement you won’t pay extra stamp duty.

The stamp duty surcharge can add tens of thousands of dollars to your purchase price so check out the foreign citizen stamp duty page for more information and updates.

Apply for a temporary resident mortgage today!

We’re mortgage brokers who specialise in helping people without Australian citizenship apply for loans in Australia.

If you’d like to buy a property in Australia or would like to know more about how we can help then please call us on 1300 889 743 or complete our free assessment form today.

  • June Rowan

    I have a query?
    My daughter is in a relationship with an Australian citizen. She is currently living in Cairns. Her visa is temporary but will be made permanent in December 2017. Is it possible to obtain a joint mortgage as they would like to buy a house now. Both are in employment, have a large deposit of around 70,000 dollars and my husband and I could act as guarantor if need be albeit we are uk residents.

  • Hi June,

    Yes this should be fine. When a temporary resident is buying a home jointly with an Australian citizen then we have some options where they will be assessed as Australian citizens.

    We can’t use a guarantee as security unless the property you own happens to be in Australia. However the $70,000 deposit should be fine.

    They can give us a call and we can give them an obligation free mortgage broker assessment.

  • June Rowan

    Ok thanks I will let me daughter know

  • June Rowan

    What is the best number to get you on and what is your e-mail thanks

  • Hi June. The best ph# is 1300 889 743 or your daughter can fill in our free broker assessment form

  • Chris P. Bacon

    Hi, I applied with NAB and they said that because my visa is repealed, I can’t get approved. I’m a temporary resident but I’ve got a great job and I’m going to settle in Australia for good. Can you help?

  • Hey Chris,

    Thanks for contacting us. Yes, NAB will not consider anyone who is on a closed visa or a repealed visa. A few other lenders like St George & Westpac specifically exclude these visas as well. This is kind of silly because all it means is that these visas are closed to new applicants, not that there is anything different about people already on these visas.

    We’ve successfully got some exceptions approved for people on closed visas. Please call us on 1300 889 743 and ask for one of our non-resident experts. Good luck!

  • Khushboo Patel

    Hi, I have applied for my permanent residency and waiting for it. But I want to buy a land and then want to build a house. Can I get home loan now or I can only do after my PR?

  • Hi Kushboo,

    You can buy land while you are a temporary resident. It just depends on the type of visa you are currently on, your deposit size and if you meet all other standard borrowing criteria regarding your income and credit history.

    If you like call us on 1300 889 743 on Monday and ask for one of our TR specialist mortgage brokers and we can do a full assessment for you.

  • Fem

    I just called up ANZ – apparently the legislation has recently changed?
    If I am defacto on a partner visa – my income will not get considered to apply for a homeloan and only my partner who is an australian citizen will be on the contract.

    are there ways to get around this?

  • Hi Fern,

    The legislation hasn’t changed, ANZ just has restrictive policies for this area. We can assist you with other banks that take a common sense approach. Basically some banks assess a joint application like yours as being foreign buyers and others assess it as being an Australian citizen buyer.

    Please call us on 1300 889 743 and we can sort this out.

  • Mohit

    Hi I applied partner visa 100 for pr months ago .do I capable for home loan .

  • Hi Mohit,
    It sounds like you are currently on a 309 visa or bridging visa A / B and you will soon be on a 100 visa (PR). As long as you are buying a property with your partner then we can approve your loan up to 95% of the property value and at the same rate as Australian citizens. Please call us on 1300 889 743 if you’d like our help.

  • Mohit

    Thanks for information .what thing is I am working full time job. She is not working

  • As long as your income is sufficient to pay the loan then that is fine. If not then best to wait until she is working and then you can apply then.

  • Mohit

    My yearly income after tax around 60000 + my super .

  • Mohit

    I leav my contact number at your office with receptionist

  • Sharon


    I’m looking to buy a house with my Australian partner. I’m currently on a 457 visa however this visa expires in less than a year, which is why some banks have refused us for a home loan. My employment contract is valid for another 2 years however, and I have applied for permanent residency through my partner a number of months ago, but am still waiting for approval. Is there any way we can get a mortgage now?

  • Hi Sharon,

    Yes we can help with this. As you’re buying a home jointly with an Australian citizen we can have you assessed as a citizen.

    Also if you are in a state that has higher stamp duty for foreign citizens then you may consider buying the home in your partner’s name and having both of your names on the home loan. This means you pay normal stamp duty! Again this varies depending on the state and only some lenders allow this structure.

    Please call us (after Melbourne Cup) on 1300 889 743 and we’ll help you to get approved.

  • Neil


    I am on a 485 visa, that is a post graduate work visa. Will i qualify for a home loan and upto what percentage?

  • Hi Neil,
    If you’re on the post study work stream it is likely we can help you to borrow 80% of the property value. 90% may be possible however it would be an exception to policy.

    If you’re buying with an Australian citizen we can help you to borrow 95%.

  • Neil


    thats great , surely helps. with an australian citizen, does that mean it can be a friend or does it have to be a relationship?
    What are his / her liabilities in that case?

  • Hi Neil,
    It would have to be a partner either defacto or married. If you plan to buy with a friend it’s better that you just wait until you have PR instead or save a larger deposit. Best not to complicate things.

    If you buy with someone else then you are joint and severally liable for the mortgage which means you are both responsible for 100% of the debt. In most cases it is over complicating things to buy with a friend.

  • Hi Neil,
    I just confirmed with a few of our lenders, we can help you to borrow 80% if you buy a property on your own. Thanks

  • DeAm

    I am on partner visa (820) currently classed as a provisional resident with and awaiting permanent residency status. I am married to an australian citizen. We both have good paying full-time jobs. We have jointly purchased land building package and have already made 10% deposit on the land payment and 5% deposit towards property construction. Now Bankwest and St Georges Bank have both stated that due to my visa status and recent regulation changes (they class me as temporary resident) I am considered a foreign resident/buyer and therefore only entitled to 80% on the LMI ( or borrow up to 80% of the property value…confused on this wording).

    Based on several information here, can we borrow up 95%?please advise?


  • Hi DeAm

    Yes you are correct both BankWest and St George as well as several other lenders assess an application based on the least favourable visa status of all of the borrowers. That means they assess you and your husband as temporary residents.

    Whereas other lenders assess your loan based on the most favourable visa status of all of the borrowers. That means they’d assess you as Australian citizens.

    We’d need evidence of your marriage such as your marriage certificate (overseas cert is ok) then we can help you to borrow 95% including LMI. If you’d like our help please click here

  • DeAm

    Thank you for your very timeous response. We will be in contact in the near future!

  • No problem have a wonderful xmas break and good luck with your construction project! You may find this page helpful as it has some tips designed to make building a home easier

  • Lulu

    Hello, I’m currently on a 485 visa and this visa will expire on April 2018. I’m in a defacto relationship with a citizen for 2 years and soon I will be applying for partner visa. But I only planning purchase the investment property under me name with the loan under my name as well. Can I borrow 90%?

  • Hello Lulu,
    If you buy on your own then we can help you to borrow 80% of the property value as a 485 visa has only a couple of lenders that will accept it.
    If you buy with your partner then we can help you to borrow up to 95% of the property value.
    Please be mindful that a FIRB approval fee of $5,000 may be charged by the government and if you buy in NSW, VIC or QLD then there will be additional stamp duty on the portion of the property that is owned by you.
    In most cases people choose to buy the property in their partner’s name as this avoids the FIRB fee and the additional stamp duty!
    If you’d like our help then please contact us here

  • vishal vig

    I am on 489 visa.
    Can I get home loan


  • Hi Vishal
    Yes we can help you borrow up to 90% of the property value at the same rates as Australian citizens. 489 is a preferred visa.

    If you’d like our help then please contact us here

  • SiriLejeune

    Hi there, this website is very helpful thank you!
    I am on a 820 Temporary Partner Visa and I will put in my application for PR in September this year. However, my de facto partner and I would really like to move out of his father’s home before then. I am just researching options. We have saved about 10% of the deposit, but we don’t want to spend all of our savings as we also need to buy some furniture etc. Is it possible to get a home loan with a decent rate for me and my partner with say a 5-8% deposit, and include the LMI in the mortgage?
    Unfortunately we have no guarantor. We have genuine savings dated about a year back and we both have a good wage with stable jobs (my partner is a creative director for 2+ years at his company and I work as a Marketing Executive in finance). We have no dependents and good credit history (scores above 700) and little to no debts. If necessary and if it helps we can cancel our credit cards or lower the limit.

    Would we also get access to the First Home Buyers Grant? My partner is an Australian citizen.

    Thanks so much for your help.

  • Hi Siri
    Yes we can get you approved for a home loan for up to 95% of the purchase price including LMI. We can add LMI on top (95% + LMI) when you are a permanent resident. So 8% sounds about on the mark in terms of the amount you would need.

    Yes you should be able to get the FHOG. The conditions vary depending on the state you are in and some states also have waived or reduced stamp duty.

    If you’d like our help then contact us here and just mention that you’re on a subclass 820 visa and you would like to work with one of our temporary resident specialist mortgage brokers.

    Best of luck with your home loan and PR! The good news is that a home loan is far less paperwork than a visa application!

  • SiriLejeune

    Thanks so much and we’ll definitely be in touch!

  • Silvina Chilli Doallo Ilvento

    Hi. I’m on a New Zealand FAMILY Relationship Visa as a defacto with my New Zealand partner. We have a good income together and could have a 10% deposit. What would happen when my visa expires in 2 years, if I wasn’t granted an extension?

  • Hi Silvina,
    Yes we can assist with this. We can definitely approve a loan for 80% of the property value and potentially more on a case by case basis.
    If you leave Australia then you may need to sell your home depending on the FIRB rules. As a general rule if you buy a new property then you are allowed to keep it as an investment property when you leave. However you should refer to the FIRB for more information.
    The bank would not mind if you left Australia as long as your repayments are made on time.

  • jack

    I received an email from a friend telling me that BankWest have changed their policy regarding temp residents so now they just lend a max of 60% LVR. I inquired with them and was told that it’s true. So all lenders like this now or is it just BankWest?

  • Hey jack,
    BankWest have indeed reduced their lending to temp residents and Australian expats. However, not all lenders have had such policy updates so there are still lenders that can allow you to borrow more. Please call 1300 889 743 or +61 2 9194 1700 if you’re overseas to discuss with an expert temp res home loan specialist.



  • Hi Sabina
    Yes we can lend up to 90% of the property value for a subclass 188 visa. Often we find people on a 188 visa buy luxury properties > $2 million in which case the banks will usually lend 80% of the property value.
    Please contact us if you’d like our help to get approved for a home loan

  • Drew

    Hello! I moved here recently on a Remaining Relative visa subclass 115 and I would like to know if I can get a mortgage to buy a small house. My parents can provide a guarantee.

  • Hi Drew,
    The 115 visa is a permanent resident visa so you can get a home loan here in Australia and enjoy the same rates and offers as Australians here. If your parents can go guarantor for your home loan then you can borrow up to 100% of the property value. Please check out the guarantor home loans page to learn more:

  • Miles

    What about a 187 visa? The official name of it is the Regional Sponsored Migration Scheme visa (subclass 187). Can I borrow more than 80% with this?

  • Hello Miles,
    Yes, you can borrow up to 95% of the property value with a 187 visa. Additionally, if you have a guarantor that owns property in Australia then you may be able to borrow up to 100%. Do feel free to contact us if you’d like to discuss your situation and loan needs with a 187 visa home loan specialist.

  • Ginny

    Hi, I will have my 820 approved by end of this year. However it will take at least another 12-18 months for my PR to be accessed after that. My partner is Australian citizenship, he already owns a property, while I don’t have any asset here. We want to buy our first joint property next year, will we be able to take out a loan at the same rate for Australian citizenship? Is First Home Grant and Stamp Duty cut applicable? We will have 15%-20% deposit.

  • Hi Ginny,
    You wouldn’t be eligible for first home discounts if your partner has owned a home.
    Yes you can qualify for a home loan if you buy together. You can do that now. If you’d like our help to get approved then please contact us

  • Abi

    Hi, I am an Australian citizen and my partner is on a spouse visa 820. Currently waiting a decision on his permanent 801 visa. Would we be eligible for a keystart loan? Our broker has shown us a preapproval that we have received from keystart however after doing some research I’m now unsure if we’re even eligible anymore

  • Hi Abi,
    Keystart is a WA government lender and while we lend Australia wide we don’t work with Keystart.

    However I happen to have a copy of their policy and it states: Borrowers must be an Australian citizen or hold or have applied for permanent residency status and have a residential and postal address in Western Australia. In the case of an applicant who has applied for permanent residency, they must be in the 24 month waiting period category. This needs to be evidenced by a ‘Visa Grant Notice’.

    I’d recommend that you check with a mortgage broker in WA to be sure.

  • Abi

    Hi, thanks for your reply. I will be sure to double check with my broker. Thanks

  • Parso Cunairun

    My name is Parso

  • Hi Parso
    Yes you can buy a home in Australia. You can borrow up to 90% of the property value. If you’re in VIC, QLD or NSW there is additional stamp duty and there is also a fee for FIRB approval of approx $5,000
    Allowing for Lenders Mortgage Insurance as well you’d need approx 16% – 23% of the purchase price as a deposit depending on which state you are in. The larger your deposit the better.

  • Pia

    My name is Pia and I’m based in SA

    I am currently on a spouse visa, subclass 309 and my PR application is currently under processing. My husband is an Australian citizen. We are looking to purchase our first home and would like to know, if we can buy property jointly, first name being my husband’s and second name, mine? Can we apply for the loan jointly and how much can we borrow? I’m an independent/sole trader with an ABN that is almost one year old, my husband is employed full time.

  • Hi Pia,
    Potentially you can apply now however it may be better to wait until you have PR. It shouldn’t be that long away and if you’re in VIC, NSW or QLD then as you are now you’d pay additional stamp duty
    Your business income may or may not be able to be considered depending on the situation. If you contract to one main business and have few expenses or employees then we can accept your income now. If not then as a minimum you must complete your 2016/2017 tax return.

  • cheryl xu

    Hi, I am a registered nurse currently on 489visa and doing a home loan now. My annually income is around $90,000 (employed as part-time 72 hrs contact). The Westpac’s banker said that I only can borrow 80% because my property is high density. I really don’t have that extra 5%. I only have 5% now ( 10% been paid as deposit). The stamp duty has been already paid. Do you think I can possibly borrow 85% from any other bank?
    Thanks so much.

  • Hi Cheryl,
    The combination of high density + 489 visa means that the maximum you can borrow is 80%. If you were a PR holder we could help you to borrow 95% and if you were buying another property instead but were on a 489 visa we could also lend more. Unfortunately you’ll need to find more funds to complete the purchase.