Home Loan for Skilled Visa Holders in Australia – 482, 491 & 494 Visas
Last updated: 8 May 2026 · Reading time: 9 minutes
If you hold a skilled or temporary work visa and want to buy your own home in Australia, you’re not alone. Thousands of skilled migrants on 482 (TSS), 491, and 494 visas successfully secure home loans every year. Professional Home Loans specialises in these exact situations and has helped hundreds of visa holders buy property with deposits as low as 5% where possible.
Why skilled visa holders can get a home loan in Australia
Australia actively encourages skilled workers to live and work here. Many decide to put down roots and buy a home while on their visa. The good news is that major lenders and specialist banks treat temporary skilled visa holders (who are living and working in Australia on a stable income) very similarly to permanent residents or citizens – provided you choose the right lender.
Learn more about our full range of home loan options.
Which skilled visas do we help with?
We regularly assist clients on the following visas:
- 482 Visa (Temporary Skill Shortage – TSS) – both short-term and medium/long-term streams – see our dedicated 482 visa home loan page
- 491 Visa (Skilled Work Regional – Provisional) – see our dedicated 491 visa home loan page
- 494 Visa (Skilled Employer Sponsored Regional – Provisional)
Other temporary visas may also qualify on a case-by-case basis. Explore all our temporary visa home loan options.
How much can you actually borrow on a skilled visa?
Lending limits depend on your visa stream, remaining visa length, income stability, and whether you are buying alone or jointly.
Typical maximum Loan-to-Value Ratios (LVR):
- Medium-term 482 TSS visa (4-year stream): up to 90% LVR with select specialist lenders
- Short-term 482 TSS visa (1–2 year stream): usually 80% LVR
- 491 and 494 regional skilled visas: 80–90% LVR depending on lender and property location
- Joint application with an Australian citizen or permanent resident partner: up to 95% LVR
Important 2026 update: Temporary visa holders are currently restricted from purchasing established (second-hand) dwellings until at least March 2027. You can still buy new homes, off-the-plan apartments, or vacant land to build on. This rule applies to most foreign persons and temporary residents (official FIRB guidance: foreigninvestment.gov.au).
Extra costs you must budget for
- Foreign buyer stamp duty surcharge – 7–8% of the purchase price in NSW, VIC, QLD, SA, WA (ACT and NT have no surcharge).
- FIRB approval – required in almost all cases unless you are buying jointly with an Australian citizen/PR partner as joint tenants. FIRB fees start at a few thousand dollars (full details on the ATO residential property application page).
- Lenders Mortgage Insurance (LMI) – applies when borrowing over 80% LVR.
- Standard stamp duty, legal fees, and moving costs.
Buying jointly with a citizen or PR partner often removes both the FIRB requirement and the stamp duty surcharge – a huge saving.
Step-by-step process to get your skilled visa home loan
- Free strategy session – We review your visa, income, deposit, and goals (30 minutes, no obligation).
- Pre-approval – We submit to the lenders who are actively lending to your specific visa stream. Get started with our pre-approval process.
- FIRB application (if required) – We guide you through the simple online process.
- Property search & contract – Once pre-approved, you can confidently make an offer.
- Full application & settlement – We handle everything until keys are in your hand.
Most clients go from enquiry to pre-approval in 3–7 days.
Benefits of buying on a skilled visa
- Lock in today’s interest rates and property prices before potential PR approval.
- Build equity while living in Australia.
- Same competitive interest rates as Australian citizens in most cases (no “temporary resident premium” with the right lender).
- Pathway to permanent residency often makes future refinancing easier.
- Many clients tell us owning a home helped them feel truly settled in Australia.
Tips to maximise your approval chances
- Have at least 12 months remaining on your visa (longer is better).
- Show stable Australian employment in a skilled occupation.
- Keep savings mostly in Australia (lenders prefer local funds).
- Strong credit history and low credit card limits help.
- Medical professionals and certain high-demand occupations often receive LMI waivers or better rates.
Use our free borrowing power calculator or stamp duty calculator to see what you can afford right now.
Common myths debunked
Myth 1: “Banks won’t lend to temporary visa holders.”
Reality: Many specialist lenders do – you just need the right broker who knows which ones.
Myth 2: “I’ll pay a much higher interest rate.”
Reality: You can access the same rates and discounts as citizens/PRs with the right lender.
Myth 3: “I need 20% deposit.”
Reality: Many skilled visa holders buy with 5–10% deposit plus costs.
Step-by-step process to get your skilled visa home loan
- 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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Frequently Asked Questions – Skilled Visa Home Loans
Can I get a home loan on a 482 (TSS) visa?
Yes. Select lenders offer home loans to 482 visa holders, with maximum LVRs of up to 90% for the medium-term (4-year) stream and up to 80% for the short-term stream.
How much deposit do I need for a skilled visa home loan?
Typically 10–20% plus costs. Some clients qualify for as little as 5% deposit when buying jointly with an Australian citizen or permanent resident partner.
Do I need FIRB approval on a skilled visa?
Yes in most cases unless you are buying jointly with an Australian citizen or PR partner. FIRB approval is straightforward but adds a small fee and a few weeks’ processing time.
Will I pay the foreign buyer stamp duty surcharge?
Yes in NSW, Victoria, Queensland and most other states (7–8%). No surcharge in the ACT or Northern Territory. Buying jointly with a citizen/PR partner usually removes the surcharge.
Can temporary visa holders buy established homes in 2026?
No – there is currently a government ban (until March 2027) on temporary visa holders purchasing established dwellings. New builds, off-the-plan properties, and vacant land are still permitted.
Are interest rates higher for skilled visa holders?
No. With the right lender you receive the same competitive rates and discounts available to Australian citizens and permanent residents.
Do I qualify for the First Home Owner Grant (FHOG)?
Generally no if you are on a temporary skilled visa. The grant is usually only available to citizens or permanent residents.
How long does the whole process take?
Pre-approval can happen in 3–7 days. Full settlement usually takes 6–8 weeks once you find a property.
Can self-employed applicants on a skilled visa get approved for a home loan?
Yes, but it is more complex. Lenders usually require at least 1–2 years of Australian tax returns to prove income stability. PAYG employees generally have an easier and faster approval path.
What documents will lenders need for a skilled visa home loan?
Valid visa grant letter, recent payslips or employment contract, Australian tax returns (or last 2 years for self-employed), bank statements showing savings, proof of deposit funds, and ID. We compile and submit everything for you.
Is the loan term limited by my visa expiry date?
Most lenders require the loan term to fit within your remaining visa duration or have an exit strategy (e.g., refinance on PR). We match you with lenders who are flexible on this.
What happens to my home loan if I gain permanent residency?
Nothing negative – it becomes much easier. You can often refinance to better rates, remove LMI (if applicable), and access 95%+ LVR options as a permanent resident or citizen.
Getting a home loan was really simple with Professional Home Loans.
“We went overseas during settlement and it was not a problem for them, everything went smoothly and I’m writing this from my new home! “
Jack Clancy
– Physio
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
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.
Anthony
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
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
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
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
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