If you are on a Temporary Visa, we can help you with a home loan

Getting a Home Loan in Australia on a Temporary Visa: Your Path to Formal Approval

Australia has different migration pathways for people from overseas to become Australian Citizens or Permanent Residents (PR). The first step is to become a Temporary Resident. You, however, may want to buy a house before you become a citizen or a Permanent Resident. Professional Home Loans specialises in Home Loans for Temporary Visa Holders.

Questions we may ask include:

If you are on any of the above, we can assist you with your home loan. Apart from being on an eligible visa, there are also a number of criteria you have to meet to get a loan. We will assess your eligibility.

Different Types of Temporary Visas

There are several types of Visas that are eligible for home loans in Australia:

Subclass 300, 309, 461, 820

Subclass 420, 457, 482, 489, 491, 494

Subclass 160, 161, 162, 163, 164, 165, 188

Subclass 485

If you are on any of the above, we can assist you with your home loan. Apart from being on an eligible visa, there are also a number of criteria you have to meet to get a loan. We will assess your eligibility.

How much savings do I need to buy on a Temporary Visa?

As a Temporary Visa holder, there are additional fees that you need to pay when purchasing a home. These include:

– Foreign Buyer Stamp Duty / Surcharge

– Foreign Investment Review Board Application Fees

These will vary depending on the state that you are buying in and the Purchase price. We can give you an estimate of how much funds you need to proceed to a loan application.


What is the next step?

So, you’ve fallen in love with Australia and you’re eyeing a place to call your own. You’re on a Temporary Visa and thinking, “Can I really own a home here?” Well, mate, you’re in luck! Buckle up as we take you on a journey through the ins and outs of getting formal approval for a home loan on a Temporary Visa.

Contact us online or call 1300 55 44 97 today to learn how we can answer all your questions about getting a home loan on a Temporary Visa!

Free 30-Minute Finance Strategy Session For Professionals

Let us help guide you through the Home loan process.

FAQs – Temporary Visa and Expat Loans

Yes, home loans for Australian property are available to those that don’t have citizenship or permanent residency status.

Most temporary visa holders or non-residents are unaware of the costs associated with buying a property. The two additional costs are 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 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.

The lenders do not treat or limit a person’s borrowing capacity if they are on a temporary visa. As long as they are living and working in Australia, earning AUD, they will treat them the same as an Australian citizen or Permanent Resident.

The only time the banks will limit a person’s borrowing capacity is 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 really depends on the lenders policies.

Their policy will also determine whether Australian tax margins are used or whether the local tax rate is use. For example, tax rate in Singapore, UAE and Switzerland is much lower than Australia. Some lenders know this and will allow the local tax rate to be used.

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. Rent 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 they are on strong income.

Credt card limits may also impact their borrowming limit. Most expats also have credit cards with very high limits. This is normal for Middle Eastern countries, Singapore and Hong Kong. The credit card limit can have major impact on a client’s borrowing capacity, as the lenders treat the limit as the balance.

Lenders will to lend to those that have a high likelihood of staying in Australia and stability in income. These include Skilled, Partner and Business/Investment Visa Holders. Our website highlight the common visas that lenders will lend to. In saying that, I do have a few lenders that will lend to those with Graduate Visas or parents that are overseas buying a property for their children to live in while they study here.

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 20% deposit as well as funds to cover legal fees and incidentals.

The banks do not typically view any non-citizen/residents more favourably than others. They do however, have certain countries they won’t lend to. Those mainly consist of countries that is 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 are more favourable to some countries than others, by accepting their currency when applying for a loan.

The main misconception is that people on 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 fee and higher interest rates.

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Being In the Navy and away from home a lot I found it hard to find time to sought my loan out with the bank but working with Tom I found the process really easy and in the future when it’s time to go for another loan I will being looking up Tom again to use his expertise.


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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!


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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

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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

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Michael is the best broker out there. Besides his credit knowledge, he was also very attentive to his clients. He makes sure that all our questions are answered and is always looking after you. Responses within minutes too if you ever reach out. People always talk about how stressful it is to apply for a home loan. As a temporary resident in Australia, Michael made the application process the easiest thing we have ever done. Fun fact! I was so amused when Michael was guiding our solicitor during the process, that’s how skilled and knowledgeable he is about his clients’ background and what they’re entitled to when it comes to purchasing a property. Thank you Michael and Professional Home Loans for the best experience!

Nicoleen Pitargue