309 Visa Home Loan Australia 2026: Borrow Up to 95% with Partner
Last updated 28 February 2026
If you’re on a Subclass 309 Partner (Provisional) Visa – the offshore pathway to permanent residency – you’re in a strong position to buy property in Australia. As a temporary resident sponsored by an Australian citizen or permanent resident spouse, lenders see you as low-risk, especially for joint applications. This means access to competitive home loans with minimal deposits and no visa-related rate hikes.
2026 Update: Foreign investment rules remain favorable for genuine mixed couples under the 2025-2027 policy framework. You can buy established dwellings without FIRB approval via the joint tenant exemption, and many banks now accept foreign income at 80-90% value to boost borrowing power. At Professional Home Loans, we’ve secured approvals for hundreds of 309 visa holders, including expats transitioning from overseas.
Can You Get a Home Loan on a 309 Partner Visa?
Yes – and often with the same terms as permanent residents. The 309 visa’s “intent to stay” status makes you eligible, provided your application is joint with your sponsoring Australian citizen or PR partner.
Key Benefits:
- Borrowing Limits: Up to 95% LVR (5% deposit) with select lenders for strong applications.
- Interest Rates: Standard variable and fixed rates – no surcharges for visa holders.
- Foreign Income Assessment: Offshore earnings (e.g., from the UK, USA, or EU) can be included, typically shaded at 80-90% for currency risks. Self-employed? We use tax returns and accountant letters to maximize your capacity.
- Visa Pathways: Covers 309/100 offshore and bridging visas during the wait for permanent (Subclass 100).
Tip: If your partner is the main earner, banks may assess their income fully while ignoring visa risks – ideal for de facto or same-sex couples with proven ties like shared finances or children.
FIRB Rules & Exemptions for 309 Visa Holders
FIRB approval is required for most temporary residents buying property, but 309 holders have a key workaround.
- Solo Purchases: Limited to new dwellings; FIRB fee starts at $15,000+; approval granted in ~2 weeks but restricts you to off-the-plan or builds.
- Joint Tenant Strategy: Buy as joint tenants with your Australian spouse/PR – full FIRB exemption, allowing established (existing) homes. This is the go-to for most couples, avoiding fees and delays.
Additional Rules: Annual vacancy fees apply if the property isn’t occupied/rented for 183+ days/year. Always apply pre-purchase via the FIRB portal.
FIRB Spousal Exemptions – confirm with a conveyancer.
Eligibility for Partner Visa Mortgage
Yes, there are specific requirements for obtaining a 309 Visa home loan to buy a home. These include:
- Buying Together: You must buy property with an Australian citizen. No solo purchases.
- All Relationships Welcome: Married or de facto, including same-sex relationships.
- Real & Continuing Relationships Only: Lenders check how long you’ve been together.
- Ownership Rules: Some lenders prefer ‘joint tenants,’ not ‘tenants in common.’
- Fail to meet these criteria? You’ll be limited to borrowing 80%. Good credit and a steady job help decrease the bank’s risk.
Deposit Requirements & Borrowing Power
- 5% Deposit (95% LVR): Available for joint apps with stable employment and good credit. No genuine savings needed if on 309/100 – gifts, FHOG, or equity OK.
- 10% Deposit (90% LVR): Standard for most, especially if using foreign income.
- No Deposit Options: Use a guarantor (e.g., family) for up to 100% borrowing.
- Boost your power: Combine incomes, factor in rental yields if investing, or leverage professional status for better terms.
LMI Waivers & Professional Perks for 309 Visas
You can avoid costly Lenders Mortgage Insurance (LMI) if you qualify as a high-income professional – a big win for 309 holders in skilled fields.
- Doctors & Specialists: Borrow 95% no LMI – ideal for overseas-trained medicos.
- Lawyers & Accountants: Up to 90% no LMI with proof of qualifications.
- Nurses & Essential Workers: Reduced deposits under 2026 schemes; some lenders waive LMI at 85% LVR.
- Other Pros: Engineers, IT specialists – access waived fees with strong income.
Doctor Home Loans – tailored packages for medical pros on visas.
State Stamp Duty & Foreign Surcharges in 2026
Surcharges apply to the foreign buyer’s share, but exemptions exist for 309 holders meeting residency tests (e.g., 200+ days in Australia prior).
| State | Surcharge Rate | Exemption for 309 + Spouse Joint Buy? | Notes for Principal Place of Residence |
|---|---|---|---|
| NSW | 9% | Yes, if 200+ days in Aus last year | Often fully exempt; check “ordinarily resident” status |
| VIC | 8% | Yes for joint tenants with citizen | Exemption for PPOR; reduced for lived-in properties |
| QLD | 8% | Case-by-case; residency helps | Waived if intending permanent stay |
| WA | 7% | Often exempt for partner visas | Favorable for 309/100 pathways |
| SA/TAS | Varies (7-8%) | Partial exemptions for spouses | Consult state revenue office |
Tip: Use a visa-specialist conveyancer to minimize duties – savings can hit $20,000+.
For more information on visa-related financial planning, check out resources on MoneySmart.
Step-by-Step Guide to Your 309 Visa Home Loan
- Assess eligibility: Provide visa grant, sponsor docs, and income proof.
- Get pre-approval: We compare 20+ lenders for best rates/LVR.
- FIRB check: Skip if joint tenants; apply otherwise.
- Deposit & app submission: Handle LMI waivers and foreign income shading.
- Settlement: Fast track to ownership, with ongoing support for 100 permanent upgrade.
Why Choose Professional Home Loans for Your 309 Visa Mortgage
- Specialists in visa home loans – not general brokers.
- Access exclusive lenders for 95% LVR and foreign income.
- Proven with 309/100, expat, and de facto cases.
- No fees for pre-approvals or strategy sessions.
Expat Home Loans – for if your Aussie partner is overseas.
Free 30-Minute Finance Strategy Session For Professionals
Let us help guide you through the Home loan process.
FAQs: Partner Visa Home Loan
- Can I buy a house in Australia on a 309 Visa?
Yes, you can. However, foreign buyer duty may apply if you choose to be on title. This varies from state to state and is typically 7% or 8% of your portion of ownership of the property. We generally advise keeping the title in the Australian citizen or Permanent Resident’s name to avoid this fee when applying for a Partner Visa 309.
- Can I get a home loan on a 309 Visa Australia?
Yes, you can! In most cases, your Australian citizen or Permanent Resident partner must be included in the loan. With their involvement, you may be able to borrow up to 95% of the property value.
Some lenders have specific income requirements, where the temporary visa holder’s income cannot exceed that of the Australian citizen. These factors can vary, so exploring your options for a 309 Visa home loan with expert guidance is essential.
- Do you find temporary visa holders or non-residents are often unaware that they can access home loans?
Most temporary visa holders or non-residents are unaware of the property costs. The additional costs are the FIRB (Foreign Investment Review Board) application fee and foreign buyer surcharge/stamp duty.
Fees for FIRB can be found here.
Foreign Buyer surcharge/stamp duty is state-dependent and is the percentage of the purchase price. It is 8% in Victoria and NSW and 7% in other states.
There is no stamp duty surcharge for properties in ACT and NT.
- Are there cases in which banks or lenders will limit a person’s borrowing capacity due to their visa? By how much typically?
The lenders do not treat or limit a person’s borrowing capacity if they are on a temporary visa. As long as they live and work in Australia, earning AUD, they will be treated the same as an Australian citizen or Permanent Resident.
The banks will limit a person’s borrowing capacity only when they are earning foreign income. They will typically shade their income by 20%. In saying that, some lenders will shade by 10%, whereas others will shade by 40%. It depends on the lenders’ policies.
Their policy will also determine whether Australian tax margins are used or whether the local tax rate is used. For example, the tax rate in Singapore, UAE and Switzerland is much lower than in Australia. Some lenders know this and will allow the local tax rate to be used.
- Are there any other factors that often come as a surprise to people purchasing in Australia as an expat or temporary visa holder
With Temporary Visa Holders in Australia, they will be treated the same as citizens and PR.
For expats, the factors that may come into play are living expenses such as rent. Rentals in some countries, such as Switzerland and HK are very expensive. If the rent is not covered by the employer, this usually makes it very hard for the client, even if they are on a substantial income.
Credit card limits may also impact their borrowing limit. Most expats also have credit cards with very high limits. This is normal for Middle Eastern countries like Singapore and Hong Kong. The credit card limit can significantly impact a client’s borrowing capacity, as the lenders treat the limit as the balance.
- Are there any types of visas that banks tend to view more favourably?
Lenders are more likely to lend to individuals with a high likelihood of staying in Australia and a stable income. These include Skilled, Partner Visa, and Business/Investment Visa holders. Our website highlights the common visas lenders are willing to approve for a home loan partner visa.
That said, we also have a few lenders that will lend to those with graduate visas or parents who are buying property for their children studying in Australia.
- What advice would you give a person hoping to take out a home loan for Australian property if they aren’t citizens or permanent residents?
The key thing is to know how much deposit they need. As discussed previously, they need extra funds to cover FIRB and Foreign Buyer surcharge. Depending on their visas, the lenders will lend up to 95%. However, in some cases, the maximum loan is at 80%. On top of the fees, they also need a 20% deposit and funds to cover legal fees and incidentals.
- Do some banks view non-citizens or non-residents more favourably than others? If so, could you provide a few examples?
The banks do not typically view non-citizens/residents more favourably than others. They do, however, have certain countries to which they won’t lend. Those mainly consist of countries that are politically unstable or currently involved in war. The lenders also have a list of currencies that are acceptable to them. I suppose this is the way that is more favourable to some countries than others, by accepting their currency when applying for a loan.
- Are there any other misconceptions that you see commonly or myths you’d like to debunk?
The main misconception is that people who are not Australian or are non-residents are treated differently and pay a higher rate. Temporary visa holders, PR and Australian expats get the same rates as local purchases. The ones that will attract higher rates are non-Residents and foreign-income self-employed. This category will fall under the specialty lenders and may have to pay additional risk fees and higher interest rates.
About the Author: Tom Luu
Tom Luu is a specialist mortgage broker and the founder of Professional Home Loans. With over 9 years of experience in the Australian mortgage industry, Tom specializes in complex lending scenarios, particularly for medical professionals, expats, and temporary visa holders. He is dedicated to helping clients navigate the nuances of Australian credit policies to secure the best possible financial outcomes.
Experience: 9+ Years in Mortgage Broking
Credentials: Credit Representative Number 486574
Expertise: Visa Home Loans, Professional LMI Waivers, and Expat Finance.
After having two other brokers tell us that we had to be in Australia with proof of payslips to buy a house, we had lost hope of buying from NZ before moving over. Thankfully we found Professional Home Loans online! Michael has been amazing from start to finish. His replies to my emails were always prompt and he managed to sort an issue with our paperwork before settlement. We are very grateful for Michael’s hard work. Without it we likely would have given up on our dream of moving to WA as it would have been tricky getting a rental with pets, especially during a rental crisis.
Melanie Downers
Great service, always attentive and let us know what would happen, how it would work, what was required etc. Tom goes the extra mile and is always available on the phone or email at anytime to explain things. Phenomenal Service. You won’t get better (Although first house purchase in Australia, this is my 4th house purchase and the best service yet by far!)
Peter
We had a very complex mortgage transaction to negotiate as we live overseas and did not have the 20% deposit. However, Michael Nguyen from MAP was instrumental in helping us purchase our first home. We would genuinely recommend Michael to anyone looking to purchase a house. Thanks Michael.
Robert Smith
Working with Michael as our mortgage broker was an absolute pleasure. He was extremely knowledgeable and went above and beyond to make sure we received the best mortgage for our needs. Michael’s communication was exceptional, keeping us informed and updated throughout the entire process. He made what can be a stressful time, a breeze.
With me being on a visa, I was told it was impossible for my partner and I to get a loan. Michael came in and told us he would be able to get our loan approved despite my visa status and safe to say he did not disappoint!
We highly recommend Michael for anyone in need of a mortgage broker. Thank you, Michael!
Komal
Michael succeeded where other brokers couldn’t due to my subclass 461 visa. Clear and prompt comms from start to finish and fantastic service.
Thanks Michael 🥳
Alex S
Tom has been absolutely amazing. From day 1 Tom was so clear and honest about everything. We got a land loan and then a construction loan. Tom assisted us all the way through and answered every question we had fast. Tom made the entire process painless and easier than I expected. I was also surprised to get a better interest rate than I expected. Absolutely 10/10. Highly recommend
Michael Harris