Partner Visa Home Loan Australia: 95% LVR for Subclass 820 & 309
Last updated: 7 May 2026 · Reading time: 9 minutes
Quick summary: If you hold a Subclass 820 (onshore) or 309 (offshore) Partner Visa and you’re buying jointly with an Australian citizen or permanent resident partner, most lenders treat you almost exactly like a local borrower. That means up to 95% LVR with a 5% deposit, standard interest rates, and a full FIRB exemption when you buy as joint tenants. This page covers everything — eligibility, deposits, FIRB rules, state-by-state foreign buyer surcharge exemptions, LMI waivers for professionals, the application steps, and the most common mistakes we see couples make.
On this page
- Can you get a home loan on a Partner Visa?
- Subclass 820 vs 309 — what’s the lending difference?
- How much can you borrow?
- Eligibility checklist and document checklist
- FIRB rules and the joint tenant exemption
- State-by-state foreign buyer surcharge exemptions
- LMI waivers for professionals on a Partner Visa
- The Australian Government 5% Deposit Scheme — what mixed-status couples need to know
- Step-by-step: how to get your Partner Visa home loan
- Common mistakes we see couples make
- Other partner-style visas we can help with
- Frequently asked questions
Yes — and in most cases, on the same terms as a permanent resident.
Lenders see Partner Visa holders (Subclass 820 onshore and 309 offshore) as low-risk borrowers because:
- You have a clear, government-recognised pathway to permanent residency (Subclass 801 or 100).
- You’re sponsored by an Australian citizen or permanent resident, who usually goes on the application with you.
- The temporary status is treated as a paperwork stage rather than a real default risk.
When the application is joint with an Australian citizen or PR partner, most lenders will:
- Lend up to 95% of the property value (5% deposit) — same as a local couple.
- Charge standard interest rates with no visa surcharge or risk loading.
- Count both incomes in full, including foreign income in many cases (with shading — see below).
Lender policy varies. Some banks won’t touch 820 and 309 holders at high LVRs. Others quietly approve them at 95% LVR with no LMI for certain professions. Knowing which lenders sit where is what a specialist broker is for.
The two visas lead to the same place (permanent partner status), but they start in different geographies, and that affects how lenders assess the application.
| Feature | Subclass 820 (Onshore) | Subclass 309 (Offshore) |
|---|---|---|
| Where you applied from | Inside Australia | Outside Australia |
| Where you usually live during processing | Australia | Initially overseas; can travel in/out once granted |
| Pathway to PR | Subclass 801 | Subclass 100 |
| Likely income source | AUD salary in Australia | Often foreign income (until you move) |
| FIRB exemption with citizen/PR partner (joint tenants) | Yes | Yes |
| State foreign buyer surcharge exemptions available | Yes (residency conditions) | Yes (residency conditions) |
| Maximum LVR with strong joint application | 95% | 95% |
| Deposit options | Cash, gift, FHOG, equity, guarantor | Cash, gift, equity, guarantor |
| Foreign income shading by lender | Rarely — usually paid in AUD | Common — typically 80–90% of gross |
In practice, 820 applicants tend to be slightly easier to approve because the income is in AUD and the banks don’t have to convert or shade. 309 applicants are very common too — especially couples where one partner is still finishing things up overseas before moving across — and the joint-tenant FIRB exemption still applies as long as the property is bought together.
If your partner is the higher earner and they’re an Australian citizen or PR, this often becomes the strongest application of all: lender treats their income at 100%, you contribute the relationship glue and (where applicable) a secondary income, and you both go on title as joint tenants for the FIRB exemption.
| Deposit | LVR | Who it suits | Notes |
|---|---|---|---|
| 5% | 95% | Joint application with strong, stable AUD incomes and good credit | LMI applies unless you qualify for a profession-based waiver |
| 10% | 90% | Most 820/309 couples with steady employment | Reduced LMI; some professions get LMI waived |
| 15–20% | 80–85% | Couples using foreign income or self-employed income | LMI usually avoided entirely |
| 0% (guarantor) | Up to 100% | First-home buyers with a family member willing to use property as security | No LMI; powerful option for couples short on deposit |
What boosts borrowing power:
- Both names on the loan, even if only the citizen/PR partner is on title (a strategy we’ll explain below).
- Length of relationship — lenders favour 2+ years of de facto evidence or a marriage.
- Stable employment for both partners (12+ months in current role is ideal).
- Clean credit history on both sides.
- Professional qualifications (medical, legal, accounting, engineering) — these unlock LMI waivers.
What reduces borrowing power:
- Credit card limits are treated as fully drawn debt — close unused cards before you apply.
- Foreign income is shaded 10–40% by most lenders (10% by the friendlier ones, 40% by the conservative).
Eligibility checklist
To get the best rates and high-LVR access on a Partner Visa, you’ll generally need to tick most of these:
Visa grant notice for Subclass 820 or 309 (or evidence of bridging visa with full work rights linked to a 820/309 application).
Sponsoring partner is an Australian citizen, permanent resident, or eligible NZ Special Category 444 visa holder.
Relationship evidence: marriage certificate or 2+ years of de facto cohabitation, joint accounts, joint utility bills, or shared dependants.
At least one applicant in stable employment (typically 6–12 months in current role; longer for self-employed).
Clean credit file for both applicants.
5% genuine savings (or gifted/equity/guarantor alternative) plus stamp duty and conveyancing costs.
Intention to occupy the property as your principal place of residence (for surcharge exemptions in most states).
Document checklist
- Visa grant notice and passport for the partner-visa holder.
- Proof of citizenship/PR for the sponsoring partner (passport, citizenship certificate, or PR visa grant).
- Last two payslips and most recent group certificate / PAYG summary for both applicants.
- Foreign income evidence if applicable: employment contract, payslips translated to English, last two years’ foreign tax returns.
- Six months of transaction statements for everyday accounts.
- Three months of statements for any savings used as deposit.
- Statements for credit cards, personal loans, BNPL accounts.
- Contract of sale or property details if you’ve already made an offer.
- 100 points of ID for both applicants.
We’ll send you a tailored checklist after the Strategy Session — what’s needed depends on your specific lender and circumstances.
The Foreign Investment Review Board (FIRB) regulates property purchases by foreign persons in Australia. As an 820 or 309 visa holder, you are technically a “foreign person” for FIRB purposes — but there is one critical exemption built specifically for partner-visa couples.
The joint tenant exemption
Under the Foreign Acquisitions and Takeovers Regulation 2015 and FIRB Guidance Note 2, you do not need FIRB approval if:
- You buy the property as joint tenants (not tenants in common) with your Australian citizen, permanent resident, or eligible NZ citizen spouse or de facto partner; and
- The property is residential; and
- The relationship is genuine and ongoing.
This is the single most valuable strategy available to mixed-status couples. It saves you the FIRB application fee and unlocks the ability to buy an established (existing) dwelling, which is otherwise off-limits for solo temporary residents — see the established-dwelling ban below.
The established-dwelling ban (April 2025 to March 2027)
From 1 April 2025 to 31 March 2027, foreign persons are banned from purchasing established dwellings in Australia, except in narrow circumstances. The joint-tenant exemption sidesteps this entirely: when you and your citizen/PR partner buy together, the visa holder isn’t acquiring as a “foreign person” for FIRB purposes, so the ban doesn’t apply.
FIRB fees if you don’t qualify for the exemption (2025–26)
If you have to apply for FIRB approval — for example because you’re buying solo, as tenants in common, or both partners are temporary residents — current fees from the official Schedule of Fees are:
| Property value | New dwelling fee | Established dwelling fee |
|---|---|---|
| Up to $1m | $15,100 | $45,300 |
| $1m–$2m | $30,300 | $90,900 |
| $2m–$3m | $60,600 | $181,800 |
Established-dwelling fees are roughly three times the new-dwelling fees — a 2024 policy change designed to discourage foreign buyers from competing with Australians for existing housing stock. Check the official FIRB fee schedule before you sign anything: fees are indexed each 1 July.
Joint tenants vs tenants in common — get this right
| Structure | What it means | FIRB? | Stamp duty surcharge? |
|---|---|---|---|
| Joint tenants (50/50) | You both own 100% jointly; on death, share passes automatically to the survivor | Exempt if one partner is citizen/PR | Often exempt for partner visa holders meeting state residency tests |
| Tenants in common | You each own a defined share (e.g. 70/30); each share passes via your will | Required on the visa-holder’s share | Applied to the visa-holder’s share |
| Citizen/PR partner only on title | Visa holder is on the loan only, not on title | Not required | Not applied — title is in PR/citizen name |
The third option — citizen/PR partner on title alone, both on the loan — is the most surcharge-efficient structure if state exemptions don’t quite work for you. You still get both incomes counted by the lender, but the visa holder isn’t on title, so the foreign buyer surcharge doesn’t trigger. Talk to a conveyancer before locking this in: there are succession and divorce implications worth considering.
Even with a FIRB exemption, foreign buyer stamp duty surcharges are a separate state-level tax and can apply unless you meet specific exemptions. Here’s the May 2026 picture for 820 and 309 holders buying their principal place of residence.
| State | Surcharge rate | Exemption available for 820/309 holders? | Key conditions |
|---|---|---|---|
| NSW | 9% (since 1 Jan 2025) | Yes | Hold 309 or 820 visa AND have been physically in Australia 200+ days in the 12 months before contract date |
| VIC | 8% | Yes (PPOR only) | Buy jointly with citizen/PR or eligible NZ citizen spouse, live in the property as PPR for 12 continuous months starting within 12 months of possession |
| QLD | 8% (since 1 Jul 2024) | No general partner-visa exemption | Partner-visa holders remain “foreign acquirers”; ex gratia relief possible in narrow circumstances |
| WA | 7% | Yes | 309 and 820 listed as exempt categories where the buyer lives in Australia and the property is their PPR |
| SA | 7% | Limited | Partial relief in narrow circumstances; check RevenueSA |
| TAS | 8% | Limited | Spousal exemptions apply in some cases — call the TAS State Revenue Office directly |
| ACT | No upfront surcharge (but 0.75% land tax surcharge applies annually) | PPR exemption from land tax surcharge | No foreign purchaser surcharge on transfer; land tax surcharge waived for PPR |
| NT | 0% | N/A | No foreign purchaser surcharge in NT |
Important: the residency tests — for example, NSW’s 200-day rule — are strictly enforced. If you fail to meet them, the surcharge is applied retrospectively, and penalties stack on top. Always engage a conveyancer who specialises in partner-visa transactions before signing the contract. A wrong title structure on a $900,000 NSW purchase can cost $80,000+ in surcharge and FIRB fees that were entirely avoidable.
Lenders Mortgage Insurance (LMI) is the cost you pay when you borrow more than 80% of the property value. At 95% LVR it can run into the tens of thousands of dollars. Many partner-visa couples qualify for LMI waivers based on their profession — and this stacks with the joint-application advantage.
| Profession | LMI waiver up to | Notes |
|---|---|---|
| Doctors, dentists, specialists | 95% | The most generous waiver — many lenders extend it to overseas-trained medical professionals on visas |
| Pharmacists, optometrists, vets | 90% | Conditions vary by lender |
| Lawyers, accountants (CA / CPA) | 90% | Membership of professional body usually required; income threshold often $150k+ |
| Engineers (qualified) | 90% | Usually requires Engineers Australia or equivalent |
| Nurses and midwives | 85–90% | Several lenders extend the essential-worker policy |
| Teachers, paramedics, police | 85% | Newer policy area but expanding |
If your sponsoring partner is the qualifying professional, the waiver still applies on a joint application — the visa holder’s status doesn’t disqualify you. This is one of the biggest savings opportunities most couples miss because their original lender simply didn’t offer the policy.
Related reading: Home loans for medical specialists · Home loans for lawyers and legal professionals · Home loans for nurses and essential workers · Home loans for accounting and finance professionals
The First Home Guarantee was rebranded as the Australian Government 5% Deposit Scheme on 1 October 2025 and significantly expanded. It allows eligible buyers to purchase with a 5% deposit and zero LMI, with the federal government acting as guarantor.
Key 2025–26 changes:
- Income caps removed (previously $125k single / $200k couple)
- Unlimited places (previously capped at 35,000 per year)
- Higher property price caps in every state and territory
- The Regional First Home Buyer Guarantee was folded into the main scheme
The eligibility rule that affects partner-visa couples:
Every applicant on the loan must be either an Australian citizen or permanent resident at the home loan signing date.
What this means for partner-visa couples:
- Subclass 820 and 309 holders are not eligible to be on a 5% Deposit Scheme application. Only the 801 (after grant), 100 visa holders, and citizens qualify, as these are permanent.
- The Australian citizen or PR partner can apply as a sole applicant under the scheme.
- The visa-holder partner cannot be on the loan or title for scheme purposes — but they’re not penalised; the scheme operates on the citizen/PR partner alone.
- Two upsides to the sole-applicant pathway: you avoid the foreign buyer stamp duty surcharge, and you don’t need FIRB approval (since the visa holder isn’t on title).
- If your 801 or 100 grant is imminent (within weeks of loan signing), it’s sometimes worth waiting so you can apply jointly — the eligibility check happens at home-loan signing, not at pre-approval. Talk to us about the timing trade-off; we model it case by case.
- Free 30-minute strategy session. We map your visa, income, deposit, target purchase price, and ideal state — and give you a realistic borrowing range plus surcharge/FIRB outcome before you spend a cent.
- Document gathering. Visa grant notice, sponsor’s citizenship/PR proof, payslips (or foreign income statements), 6 months of bank statements, ID. We’ll send a checklist tailored to your visa.
- Lender selection. We compare 20+ lenders on rate, LVR, foreign income shading, LMI waiver eligibility, and partner-visa policy. The right lender for an 820 GP couple in Melbourne is rarely the right lender for a 309 finance manager in Perth.
- Pre-approval. Conditional approval typically in 5–10 business days. This gives you the budget to start making offers with confidence.
- FIRB and conveyancing. If you’re using the joint tenant exemption, no FIRB application is needed — but we’ll have your conveyancer confirm the title structure is right. If FIRB is required, we lodge it during the contract cooling-off period.
- Formal approval & settlement. Final lender sign-off after valuation, contracts exchanged, settlement booked. Most of our partner-visa clients move from strategy session to settlement in 6–10 weeks.
- Ongoing support. When your 801 or 100 PR is granted, we review your loan — often there’s a chance to refinance to a sharper rate, drop LMI, or unlock equity for a renovation or investment.
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.
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After hundreds of partner-visa approvals, these are the patterns we see derail otherwise-strong applications:
- Going to the wrong bank first. Around half the major lenders simply won’t lend to 820/309 holders at high LVRs. A “no” from one bank is a soft credit enquiry on your file that makes the next application harder.
- Buying as tenants in common to be “fair” — and triggering both FIRB and the foreign buyer surcharge. Joint tenants is almost always the right structure for partner-visa couples buying their home. Fair shares can be sorted between you privately.
- Not closing unused credit cards before applying. A $20,000 credit card limit reduces your borrowing capacity by roughly $80,000–$100,000, even if the balance is zero.
- Counting on First Home Guarantee while still on 820. Many couples discover at the loan-signing stage that the visa holder makes the application ineligible. Plan around this from day one.
- Ignoring the 200-day NSW residency test. A trip overseas at the wrong time can cost you the surcharge exemption.
- Using foreign income without shading it correctly. If your offshore income is in a low-tax jurisdiction (Singapore, UAE, Switzerland, Hong Kong), some lenders will use the local tax rate instead of Australian rates — boosting borrowing power by 20–30%. Most brokers don’t know which lenders allow this.
Even if your relationship and visa situation doesn’t fit the classic 820 or 309 mould, we likely have a lender for you. We regularly approve home loans for:
- Subclass 461 — Family member of NZ citizen
- Subclass 100 / 801 — Permanent partner visas (treated as PR)
- Subclass 482, 491, 494 — Skilled and sponsored visas with citizen partner
- Subclass 485 — Graduate visa with citizen partner
- Bridging Visa A or B (010, 020) — yes, even on a bridging visa, with the right lender
- Prospective Marriage Visa (Subclass 300) — buying jointly is harder; sole purchase by the citizen partner usually works better
Can I buy a house in Australia on a Subclass 820 or 309 Partner Visa?
Yes. The simplest, lowest-cost structure is to buy as joint tenants with your Australian citizen or permanent resident partner. This usually exempts you from FIRB approval and, in most states, from the foreign buyer stamp duty surcharge (subject to residency conditions). If joint tenancy doesn’t suit your situation, the property can be bought solely in the citizen/PR partner’s name with both names on the loan.
Will I get the same interest rate as an Australian citizen?
Yes, in almost all cases. Standard variable and fixed rates apply on joint applications with a citizen or PR partner — there’s no “visa surcharge” on the rate. Higher rates only apply to non-residents and to self-employed borrowers using foreign-currency income through specialty lenders.
What’s the minimum deposit for an 820 or 309 partner visa home loan?
5% (95% LVR) is achievable for joint applications with strong combined income, good credit, and stable employment. 10% (90% LVR) is the more common starting point. Without a citizen or PR partner on the application, expect to need 20% (80% LVR).
Do I need FIRB approval on a Partner Visa?
Not if you buy as joint tenants with your Australian citizen, permanent resident, or eligible NZ citizen spouse or de facto partner. This is the joint-tenant exemption — the most useful exemption available to temporary residents. You will need FIRB approval if you buy solo, buy as tenants in common, or your partner is also a temporary resident.
Can I buy an established (existing) home on a Partner Visa?
Yes — but only via the joint-tenant exemption with your citizen or PR partner. From 1 April 2025 to 31 March 2027, foreign persons are otherwise banned from buying established dwellings, with very narrow exceptions. Buying jointly with your sponsoring partner sidesteps this entirely.
Will my foreign income be accepted?
Most lenders accept foreign income with a “shading” of 10–40% (typically 20%). Acceptable currencies vary by lender. Some lenders allow the local-country tax rate to be used — useful if you’re earning in a low-tax jurisdiction. Self-employed foreign income is harder but workable with two years of tax returns.
What happens to my loan when my 820 or 309 converts to 801 or 100?
Nothing automatic — your loan continues on its existing terms. We typically review your file at PR grant: it’s a great moment to refinance for a sharper rate, drop LMI if your equity has grown past 80% LVR, or restructure for a renovation or investment property purchase.
Can I use the First Home Owner Grant on an 820 or 309?
State by state. Most states require all applicants to be Australian citizens or permanent residents, meaning the visa holder can’t be on the application — but the citizen or PR partner can apply solo. We’ll walk you through what your state allows during the strategy session.
My credit card limits are high — does this matter?
Yes, significantly. Lenders treat your credit card limit (not the balance) as a debt for serviceability. Reducing or closing unused cards before applying can lift your borrowing capacity by tens of thousands of dollars.
Does it matter how long we’ve been together?
Yes. Lenders prefer two or more years of de facto evidence or a marriage. A six-week-old relationship with little shared financial evidence is hard to get over the line, regardless of the visa. Joint accounts, shared lease, joint bills, and dependants together all help.
Can I qualify for the 5% Deposit Scheme on a Partner Visa?
Not while you’re on an 820 or 309 — only Australian citizens and permanent residents are eligible at the home loan signing date. The citizen or PR partner can apply as a sole applicant; the visa holder can be on the loan only after their PR is granted.
How long does the whole process take?
Most of our partner-visa clients move from strategy session to settlement in 6–10 weeks: roughly one week to gather documents, 5–10 business days to pre-approval, then the settlement period agreed in the contract (usually 30–60 days). Foreign income, FIRB applications, or unusual lender policy can extend this.