Temporary Resident Home Loan

As a temporary resident in Australia, buying a home can be complicated but the process is super straightforward than many people epect it to be.

With the right visa type, strong employment, and a clear financial profile, temporary residents are able to access competitive home loans and borrow far more than the standard 80% LVR.

Lenders assess each visa type differently, and factors like your partner’s residency status, remaining visa term, and income stability can significantly expand your borrowing options.

This guide breaks down which visas qualify, how much you can borrow, when FIRB approval is required, and the strategies that help maximise approval. If you’re planning to buy in Australia, here’s what you need to know before applying.

Can A Temporary Resident Get A Home Loan?

Yes, most temporary residents can get a home loan in Australia with stable employment, at least 12 months left on their visa, and FIRB (Foreign Investment Review Board) approval.

Borrowing capacity usually ranges from 80–95% depending on visa type and whether you’re buying with an Australian citizen or permanent resident. A mortgage broker can help maximise approval chances.

What Do Temporary Residents Need To Qualify For A Home Loan?

You generally need 12+ months left on your visa, stable employment, evidence of ongoing income, and FIRB approval if buying alone.

Most lenders allow up to 80% borrowing, though some visas or partner arrangements can increase this to 90–95%.

Key Requirements

• Sufficient deposit

• Clean credit history

• Stable job + regular income

• 12 months remaining on visa

• FIRB approval (unless buying with an Australian citizen/PR)

You can check your eligibility below by inserting the number associated with your visa type. For example, 457 for Temporary Class Visa.

How Much Can A Temporary Resident Borrow?

Your borrowing power depends on your visa type and whether you are buying alone or with an Australian Citizen or Permanent Resident.

Most temporary visa holders can borrow up to 80%. Some long-term skilled visas or strong financial profiles may reach 90%. Partnered or married applicants (citizen/PR spouse) may access 95% LVR because the risk profile matches local borrowers.

Borrowing Limits By Situation

Which Visa Types Will Australian Banks Lend To?

Banks assess visa types differently. Some temporary visas are treated almost like local borrowers (up to 95% LVR), while most are considered “non-resident borrowers” and capped at 80–90%. The government doesn’t restrict lending by visa type, but lenders do based on perceived risk.

Which Visas Are Treated Like Australian Citizens?

A few partner-based visas allow lenders to treat you like a citizen and approve up to 95% LVR. These are typically relationship-based visas where the partner is a citizen or permanent resident.

Visas often accepted For 95% LVR

• Interdependency Visa (310/110, 826/814)

• Partner / Spouse visas (309/100, 820/801)

Which Visas Are Accepted With 80–90% LVR?

Most temporary visas are accepted but are assessed as higher risk, meaning capped LVRs (usually 80%, sometimes 90% for strong applicants). These include skilled, business, working holiday, medical, student, bridging and various specialty visas.

Skilled visas

• 482 Temporary Skill Shortage

• 457

• 491, 494

• 489, 475

Work / Activity Visas

• 401, 403, 416, 417, 420, 421, 423

Business / Investor Visas

• 160–165

• 188 SIV & other streams

Medical / Academic / Special Visas

• 419, 422, 428, 456, 679

Student Visas

• 572–576, 580, 485

Other

• SCV 444

• Bridging visas A–E

Buying A Home in Australia As A Non-Resident

Everything you need to know as a non-resident buying a property in Australia.

Can Partner Visa Holders Borrow More?

Yes. If you’re married or in a long-term de-facto relationship with an Australian citizen or permanent resident, lenders often treat you like a local borrower. This can mean up to 95% LVR, no FIRB approval, and reduced risk loading.

Check out our spouse visa mortgage page to learn more.

Why Do Partner Visas Get Better Treatment?

• Lower lending risk

• Local income source

• Ability to hold title in partner’s name to avoid foreign surcharge

What About Significant Investor Visa (SIV 188) Holders?

SIV 188 visa holders generally have more flexibility. Because the visa targets high-net-worth investors, some lenders waive standard foreign-income restrictions, accept broader income sources, and negotiate higher borrowing amounts on a case-by-case basis.

Benefits For SIV Borrowers

• Foreign income often accepted
• Flexible assessment of global assets
• Lender discretion for higher loan sizes

Can International Students Or Student Visa Holders Get A Home Loan?

Most banks do lend to student visa holders up to 80% LVR if they have stable income. But if the student has no income, parents can buy on their behalf. You still need a FIRB approval if you are a non-resident buyer, unless you are buying a new property.

Can I Buy A House On A 485 Visa?

Yes, but lending options are limited and usually capped at 80% LVR. Lenders look at how long you have left on your visa, your intention to apply for PR, and whether you’ve obtained FIRB approval.

Are There Home Loans for Foreigners (Non-Residents)?

Yes, but interest rates are generally higher and options are limited. Income verification and foreign currency rules are strict. A specialist non-resident mortgage broker can help find lenders who accept foreign income or overseas tax documents.

Should Temporary Residents Buy Now or Wait for PR?

If you are about to get your Permanent Resident status, waiting can save thousands.

PR removes FIRB fees, avoids foreign stamp duty surcharges, and opens access to more lenders and lower rates. If you’re buying with a citizen/PR partner, buying earlier may still be worthwhile because many surcharges don’t apply.

Can I Avoid Foreigner Stamp Duty Surcharge?

Yes, you can buy with an Australian citizen or PR and put the property title solely in their name. Both partners can still be on the mortgage so both incomes are counted, but only the citizen/PR name appears on title, avoiding surcharges and FIRB approval.

What Helps Temporary Residents Get Approved?

Temporary residents can get approved faster if you have a strong employment status, stable income, long-term relationship with an Australian citizen, and local ties.

Mortgages are all about lender confidence and lenders are most confident when applicants can demonstrate commitment to Australia, local work history, and clear plans to stay.

Approval Boosters

• Long-term relationship

• Children together

• Relatives in Australia

• Permanent employment contract

• Evidence of pathway to PR

Apply for a Temporary Resident Mortgage

If you’re a temporary resident and want to explore your borrowing options, a specialist broker can help compare lenders, improve your application, and navigate FIRB or surcharge rules.

Call us on 1300 889 743 or complete our free online assessment form to get started.