If you’re a home loan visa holder in Australia—like on a 491, 482, or 485 temporary visa—and thinking about buying a property in 2025, you’re not alone. Many home loan temporary visa applicants want to invest in a home and settle in. But let’s be straight—buying property as a home loan visa holder or home loan temporary visa applicant comes with challenges, from strict property rules to extra fees and deposit requirements. I’m here to break it down simply so you can decide what’s best for your future as a home loan visa holder. We’ll cover property types, fees, deposit needs by visa, and an exception that could save you money if buying with an Australian citizen, NZ citizen, or permanent resident.
Challenge 1: What Type of Property Can Home Loan Visa Holders Buy?
As a home loan temporary visa applicant, the Australian government, via the Foreign Investment Review Board (FIRB), limits what you can buy to boost housing supply. Check the Australian Taxation Office (ATO) guidelines on foreign investment for details.
- Vacant Land: Home loan visa holders can buy vacant land, but you must build a residential dwelling within four years of FIRB approval and submit proof of completion (e.g., a certificate of occupancy) within 30 days. This suits 491 Visa Home Loan Temporary Visa applicants planning a custom build in regional areas.
- Brand New Property: Home loan temporary visa applicants can buy new or near-new dwellings—properties never lived in or unoccupied for more than 12 months total. This includes off-the-plan apartments or new houses, ideal for 482 visa home loan temporary visa applicants in urban settings.
A key restriction: since April 1, 2025, home loan visa holders can’t buy established dwellings (existing homes) to live in, with the ban lasting until March 31, 2027. Previously, home loan temporary visa applicants could buy one established home to live in (not rent out) and sell it if they left, but that’s off the table now. The only exception is buying an established property for redevelopment (e.g., demolishing to build multiple homes), but it must be vacant at settlement and significantly increase housing stock—more for developers than individual home loan visa holders.
Challenge 2: Fees Home Loan Visa Holders Need to Budget For
Buying property as a home loan temporary visa applicant means extra costs beyond what Australian citizens or permanent residents pay. Here are the two main fees:
- FIRB Application Fee: Home loan visa holders need FIRB approval, which comes with a fee based on property value. As of July 1, 2024, it’s $6,600 for properties up to $1 million, rising to about $13,200 for a $2 million property. Fees may increase slightly in 2025 due to indexing. For multiple bids, home loan temporary visa applicants can apply for an Exemption Certificate (starting at $6,600) to try buying one property in a state without new approvals each time.
- Foreign Buyer Stamp Duty Surcharge: Home loan visa holders pay an extra 7–8% of the property price, depending on the state. In NSW and Victoria, it’s 8%; in Queensland, 7%. ACT and NT have no surcharge, which might appeal to 491 Visa Home Loan Temporary Visa applicants. On a $600,000 property in NSW, that’s an extra $48,000, on top of regular stamp duty.
There’s also a vacancy fee—double your FIRB fee (e.g., $13,200 for a $6,600 fee) if the property is unoccupied or unrented for over six months yearly. This pushes home loan visa holders to keep properties active, addressing housing shortages.
Exception: Buying with an Australian Citizen, NZ Citizen, or Permanent Resident
Here’s a big win for home loan temporary visa applicants: if you buy with an Australian citizen, NZ citizen, or permanent resident (e.g., as joint tenants or tenants in common), you can skip the FIRB fee and foreign buyer stamp duty surcharge. For instance, if you’re on a 482 Visa Home Loan Temporary Visa and buying with an Australian spouse, you avoid FIRB approval and the 7–8% surcharge—saving $48,000 on a $600,000 NSW property, plus the $6,600 FIRB fee. This also lets home loan visa holders buy an established dwelling as a primary residence with a co-owner, dodging the 2025 ban. It’s a smart move if this applies—check our Home Loan Temporary Visa page for more help.
Challenge 3: Deposit Requirements for Home Loan Visa Holders
Home loans are available for home loan visa holders, but lenders see you as riskier, often requiring higher deposits. Here’s the max Loan-to-Value Ratio (LVR) by visa type in 2025:
| Visa Type | Maximum LVR | Minimum Deposit Required | Notes |
|---|---|---|---|
| 491 (Skilled Work Regional) | 95% | 5% | Up to 95% with stable job and FIRB approval for home loan temporary visa. |
| 457 (Temporary Work) | 95% | 5% | Replaced by 482; 95% possible with some lenders for home loan visa holders. |
| 494 (Skilled Employer Sponsored Regional) | 95% | 5% | Like 491, 95% LVR with good income for home loan temporary visa. |
| 482 (Temporary Skill Shortage) | 95% | 5% | Needs 12+ months on visa; 95% with strong profile for home loan visa. |
| 485 (Temporary Graduate) | 80% | 20% | Stricter due to short visa; max 80% LVR for home loan temporary visa. |
For a $600,000 property, a 5% deposit (e.g., for 491 Visa Home Loan Temporary Visa) is $30,000, while a 20% deposit (for 485 Visa Home Loan Temporary Visa) is $120,000. Lenders prefer 12 months remaining on your visa and six months of full-time work. Self-employed home loan visa holders may need extra docs and lower borrowing power. A bigger deposit can boost approval odds and rates.
Is Buying Property Right for Home Loan Visa Holders?
Buying in 2025 as a home loan temporary visa applicant is possible but challenging. Home loan visa holders are limited to vacant land or new properties until the established dwelling ban lifts in 2027, and you’ll face FIRB ($6,600+) and stamp duty surcharges (7–8%) unless buying with an Australian, NZ, or permanent resident co-owner. Deposits range from 5% (491, 494, 482) to 20% (485).
If you’re on a 491 Visa Home Loan Temporary Visa with long-term plans, buying regionally could work. On a 485 Visa Home Loan Temporary Visa or nearing permanent residency, waiting might avoid extra costs. With a qualifying co-owner, home loan visa holders can bypass fees and restrictions. Need guidance? Visit our Temporary Visa page or comment below — we are here to help!