Home Loans for Temporary Visa Holders in Australia – 482, 485, 491, 494 & More
Last updated: 8 May 2026 · Reading time: 8 minutes
Living and working in Australia on a temporary visa doesn’t mean you have to rent forever. Thousands of skilled migrants, graduates, and regional workers on temporary visas buy their first home every year. Professional Home Loans specialises in temporary visa lending and has helped hundreds of clients on 482, 485, 491, 494, partner, and bridging visas secure competitive loans with deposits as low as 5–10% in the right circumstances.
Can Visa Holders Get Home Loans?
Yes. As of 2026, temporary visa holders can purchase one residential property for owner-occupation under FIRB rules. Major lenders (Commonwealth, NAB, Westpac, ING, Macquarie) now actively approve visa holder home loans.
Important 2026 rules for temporary visa holders
From 1 April 2025 to 31 March 2027, temporary visa holders (and most foreign persons) are banned from purchasing established (second-hand) dwellings. You can still buy:
- New homes or off-the-plan apartments
- Vacant land to build on
Exception that changes everything: If you buy jointly with an Australian citizen or permanent resident partner as joint tenants, the ban, FIRB approval, and foreign buyer stamp duty surcharge (7–8% in most states) are all removed. This is the fastest and cheapest route for most couples.
Official guidance: foreigninvestment.gov.au.
Which temporary visas qualify and how much you can borrow
| isa Type | Typical Max LVR (Solo) | Max LVR with Aussie Partner | Notes / Best For |
|---|---|---|---|
| 482 TSS (Medium-term 4-year) | Up to 90% | Up to 95% | Skilled workers, stable employment |
| 482 TSS (Short-term) | Up to 80% | Up to 95% | Shorter contracts |
| 485 Graduate Visa | Up to 80% | Up to 95% | International graduates |
| 491 / 494 Regional Skilled | 80–90% | Up to 95% | Regional workers |
| 188 / 888 Business Investor | Up to 90% | Up to 95% | Business owners & investors |
| Partner / Bridging Visas | Up to 95% | Up to 95% | Strongest options |
| Student / Other Temporary | Up to 80% | Up to 95% | Case-by-case |
Extra costs you must budget for
- Foreign buyer stamp duty surcharge (7–8% in NSW, VIC, QLD, SA, WA) — avoided with joint Aussie partner.
- FIRB approval (required unless joint with citizen/PR) — fees start at a few thousand dollars.
- Lenders Mortgage Insurance (LMI) — applies over 80% LVR unless waived.
- Standard stamp duty, legal, and moving costs.
How Much Can You Borrow?
Borrowing capacity depends on income × 5–6, plus your deposit.
- Max borrowing: $500,000–$600,000
- With 15% deposit: Can afford $590,000–$705,000 property
- With 20% deposit: Can afford $625,000–$750,000 property
Loan term cap: Cannot exceed visa tenure + 5 years. If your visa expires in 2026, you can only get a max 5-year loan term → higher monthly repayments.
Get pre-approved to know YOUR exact borrowing capacity (3–7 days, free).
Step-by-Step Process
Verify visa tenure ≥6–12 months remaining and full-time employment status.
Meet broker, provide payslips/tax returns, receive pre-approval letter.
Search, inspect ($700–$1,300), negotiate, submit written offer.
Submit full docs (employment, visa, financial). Lender assesses and provides conditional approval.
Lender confirms employment, deposit, and FIRB clearance. Unconditional approval issued.
Conveyancer finalizes, funds disbursed, legal title transfers to you.
.
Tips to maximise your approval chances
- Gather docs early — 2 years tax returns, 3 months payslips, employment contract, visa docs
- Save larger deposit — 15–20% avoids Lender’s Mortgage Insurance (saves $6K–$22K)
- Pay down debts — Each $10K debt reduces borrowing by ~$50K–$80K
- Stay employed — Don’t change jobs during application
- Avoid new credit — Don’t apply for credit cards/loans 6 months before
- Use visa-specialist broker — We work with 20+ lenders that actively approve visa holders
Common myths debunked
Myth: “Banks won’t lend to temporary visa holders.” Reality: Many specialist lenders do — especially for skilled and regional visas.
Myth: “I’ll pay much higher interest rates.” Reality: You can access the same competitive rates as citizens and PRs.
Myth: “I can’t buy anything until I get PR.” Reality: New builds, off-the-plan, and joint purchases with an Aussie partner are still fully available.
Ready to buy on your temporary visa?
Contact Professional Home Loans today on 1300 55 44 97, visit our contact page, or complete our quick online enquiry form. We’ll tell you exactly what is possible for your visa and situation — with zero cost and zero obligation.
For more insights, explore our full guide to property finance for migrants.
Free 30-Minute Finance Strategy Session For Professionals
Let us help guide you through the Home loan process.
FAQs – Temporary Visa Home Loans Australia
Q: What happens if my visa expires before the loan is paid off?
A: Get PR/citizenship: Loan continues normally. Leave Australia: Lender may require sale or refinancing. Visa expires without PR: Lender may freeze or require refinancing.Plan your PR timeline before applying.
Q: Can I buy investment property?
A: No, only owner-occupied. FIRB rules restrict visa holders to one residential property for living in through March 31, 2027.
Q: What if I’m self-employed?
A: Depends on visa subclass. 482 TSS requires employer employment. 188 Business requires self-employment. 485 Graduate requires skilled employment. Self-employed applicants need 2 years tax returns + business financials. Approval is harder.
Q: Can my Australian partner help?
A: Yes. Partner can co-sign (combining incomes), hold property jointly, or provide co-security. This increases borrowing capacity and improves approval odds.
Q: How long does it take?
A: 12–25 weeks total. Pre-approval (1 week) → Property search (1–12 weeks) → Application (3–5 weeks) → Settlement (2 weeks).
Q: What’s your approval rate?
A: 87% for qualified applicants (2024 data). Most rejections result from insufficient documentation or recent job changes.
Q: Do I need FIRB approval?
A: Your conveyancer handles FIRB clearance before settlement (1–4 weeks). You don’t need to apply separately.
Q: Can I get a home loan if visa tenure is short?
A: Lenders require ≥6–12 months remaining. If visa expires soon, obtain PR or visa extension first, then apply.
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
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
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