The Good News: Many Visa Holders Can Get a Home Loan
One of the most common questions we receive from migrants and temporary residents is: "Can I get a home loan on my visa?"
The answer depends on your specific visa type — and crucially, which lender you apply with. Different banks and lenders have vastly different policies when it comes to visa holders. Some are very welcoming; others won't consider certain visa types at all.
That's where having a broker who understands every lender's visa policy becomes invaluable. We can match you with lenders most likely to approve your application — potentially saving you from unnecessary rejections that could harm your credit score.
✅ Always Eligible — Accepted by All Lenders
These borrower types are accepted across virtually all lenders in Australia:
🇦🇺 Australian Citizens
Living in Australia or overseas. Full access to all loan products. Standard policy applies.
🇳🇿 New Zealand Citizens
Subclass 444 (Special Category). Most lenders treat the same as Australian citizens with full product access.
🛂 Permanent Residents
All permanent visa subclasses (100, 186, 187, 189, 190, 801, 804, 866, etc.). Full access when living in Australia.
✅ Commonly Accepted Temporary Visas
These temporary visa types are accepted by multiple lenders across our panel. The number of lender options varies by visa type:
| Visa Subclass | Visa Name | Lender Options | Key Conditions |
|---|---|---|---|
| 482 (Medium-Term) | Temporary Skill Shortage | Many | MLTSSL stream. Must earn AUD income. PAYG or self-employed. |
| 491 | Skilled Work Regional | Many | Must comply with regional residency requirements. |
| 494 | Skilled Employer Sponsored Regional | Many | Employer-sponsored. AUD income required. |
| 309 | Partner (Provisional) | Many | Pathway to permanent residency. PAYG or S/E with AUD income. |
| 820 | Partner (Temporary) | Many | Onshore partner visa. Pathway to 801 permanent visa. |
| 457 (Legacy) | Temporary Skilled Worker | Several | Replaced by 482 but still held by many workers. AUD income. |
| 188 | Business Innovation & Investment | Several | Business/Investor/Significant Investor streams. Self-employed with AUD income. |
| 405 | Investor Retirement | Limited | Accepted by select major banks. AUD income only. |
| 461 | NZ Citizen Family Relationship | Limited | Lenders Mortgage Insurance may not be available. |
| 482 (Labour Agreement) | TSS Labour Agreement Stream | Several | Industry-specific agreements. PAYG or S/E, AUD income. |
* The number of available lenders varies. "Many" = accepted across major banks and non-bank lenders. "Several" = accepted by select banks. "Limited" = accepted by specialist lenders. Contact us for your specific visa type.
⚠️ Conditional or Challenging — But Not Impossible
These visa types face restrictions with most major banks, but specialist lenders may still consider your application:
| Visa Subclass | Visa Name | What to Expect |
|---|---|---|
| 482 (Short-Term / STSOL) | TSS Short-Term Stream | Rejected by major banks. Some specialist lenders may consider. |
| 485 | Temporary Graduate | Not accepted by most banks. Limited specialist options may exist. |
| 475 | Skilled Regional (Legacy) | Rejected by major banks, but accepted by select specialist lenders. |
| Bridging Visas (A, B, C) | Awaiting Visa Decision | Generally not accepted. Options may exist if transitioning to approved PR. |
| 866 | Protection (Refugee) | This is a permanent visa — accepted by most lenders. Passport may not be required. |
💡 Important Note
Even if your visa is listed as "conditional," don't give up. Lender policies change regularly, and specialist lenders often consider situations that major banks reject. Speak with our brokers for a current assessment of your options.
❌ Generally Not Accepted for Home Loans
The following visa types are typically not accepted by any lender due to the temporary nature of stay or lack of work rights:
Subclass 500
Student Visa
Subclass 417 / 462
Working Holiday
Subclass 600
Tourist / Visitor
Subclass 400
Short Stay Specialist
Subclass 407
Training Visa
Subclass 870
Sponsored Parent (Temporary)
Planning ahead? If you're currently on a non-eligible visa but transitioning to an eligible one (e.g., student visa → 482 → permanent residency), talk to us early. We can help you plan your home purchase timing around your visa pathway.
What Lenders Look For Beyond Your Visa
Having an accepted visa type is just the starting point. Lenders also assess these factors:
⏱️ Visa Validity
Most lenders require a minimum 12 months remaining on your visa at the time of application.
💵 Income Currency
Most lenders prefer AUD income. Foreign income may be accepted at 70-90% of its value depending on the currency and lender.
📊 Maximum LVR
Temporary visa holders typically max out at 70-80% LVR. Permanent residents can access up to 90-95% with some lenders.
🏠 FIRB Approval
Temporary visa holders purchasing property usually need Foreign Investment Review Board approval. Your broker can guide you through this process.
📋 Employment Type
PAYG employment is preferred. Self-employed visa holders have fewer lender options and may need additional documentation.
🏦 Australian Bank Account
Income must typically be deposited into an Australian bank account. Set this up early in your visa journey.
Borrowing Power by Residency Status
Your visa status directly impacts how much you can borrow. Here's a general guide:
| Borrower Type | Typical Max LVR | LMI Available? | Owner Occupied? | Investment? |
|---|---|---|---|---|
| AU Citizen (in Australia, AUD income) | Up to 95% | ✅ Yes | ✅ | ✅ |
| NZ Citizen (in Australia) | Up to 95% | ✅ Yes | ✅ | ✅ |
| Permanent Resident (AUD income) | Up to 90-95% | ✅ Yes | ✅ | ✅ |
| Permanent Resident (foreign income) | Up to 70% | ❌ Usually not | ✅ | ⚠️ Limited |
| Temporary Visa (AUD income) | Up to 80-90% | ⚠️ Some lenders | ✅ | ⚠️ Some lenders |
| AU/NZ Citizen Living Overseas | Up to 70-80% | ❌ Usually not | ⚠️ Limited | ✅ |
* These are general guidelines. Actual LVR limits depend on your specific visa type, lender, property type, and location. Contact us for a personalised assessment.
🔢 How Much Could You Borrow?
Our Loan Assessor uses real lender policies to estimate your borrowing range — regardless of your visa status.
Calculate My Borrowing Power →
How We Help Visa Holders Get Home Loans
Assess Your Visa & Situation
We review your visa type, validity period, income type, and employment situation to understand your full picture.
Match With the Right Lender
We identify which lenders from our 40+ panel accept your visa type — and which ones offer the best terms for your situation.
Handle FIRB & Documentation
If you need FIRB approval, we guide you through the process. We also ensure you have exactly the right documents for your lender.
Secure Your Approval
We submit to the lender best suited to your visa type, maximising your chance of approval and optimising your borrowing power.
💡 Pro Tips for Visa Holder Borrowers
Start With a Broker
Don't apply directly to banks — each rejection appears on your credit file. A broker can identify the right lender first time.
Save a Larger Deposit
With lower maximum LVRs, aim for 20-30% deposit to unlock more lender options and avoid LMI.
Get Your Docs Ready
Have your passport, visa grant letter, VEVO check, payslips, and bank statements ready before applying.
Time Your Application
Apply when you have maximum time left on your visa. Most lenders need at least 12 months remaining.
Frequently Asked Questions
Can I get a home loan on a temporary visa?
Yes, several visa types are accepted including Subclass 482 (Medium-Term), 491, 494, 309, 820, 457, and 188. The key is finding lenders that accept your specific visa. Not all lenders have the same policy, which is why using a broker with access to 30+ lenders gives you the widest options.
Can I buy a home on a student visa (Subclass 500)?
Unfortunately, student visas are not accepted by any Australian home loan lenders. However, if you transition to a temporary graduate visa (485) or a skilled worker visa (482), options may become available. We recommend speaking with us to plan your home purchase around your visa pathway.
Do I need FIRB approval to buy property?
Most temporary visa holders need Foreign Investment Review Board (FIRB) approval before purchasing residential property. Exceptions include NZ citizens, permanent residents, and temporary visa holders purchasing jointly with their Australian citizen or permanent resident spouse (as joint tenants). Our brokers can help you understand if FIRB applies to you.
How much deposit do I need as a visa holder?
This depends on your visa status. Permanent residents earning AUD income may access up to 90-95% LVR (5-10% deposit). Temporary visa holders typically need 10-30% deposit, depending on the lender and whether Lenders Mortgage Insurance is available for your visa type. We recommend saving at least 20% to maximise your options.
Can I use foreign income to qualify?
Some lenders accept foreign-sourced income, but it's typically valued at 70-90% of its AUD equivalent (called "income shading"). The accepted currencies vary by lender — major currencies like GBP, EUR, USD, NZD, SGD, and HKD are most commonly accepted. Some currencies (such as CNY) may not be accepted by certain lenders.
My partner is an Australian citizen — does that help?
Yes, significantly. If you're applying jointly with an Australian citizen or permanent resident, many more lenders will accept your application — even if your own visa is not independently acceptable. However, the most conservative policy usually applies to the joint application, which may mean lower LVRs than a citizen-only application.
What if my visa application is being processed?
If you're on a bridging visa while your permanent residency or other visa application is being processed, most lenders will not approve a new home loan until your visa is granted. We recommend waiting until you receive your visa grant notification before applying. Contact us to plan the timing.
I'm an Australian citizen living overseas — can I buy an investment property?
Yes, Australian citizens living overseas can purchase investment property. However, you'll face lower maximum LVRs (typically 70-80%), and Lenders Mortgage Insurance is usually not available. Foreign income may be accepted at 80-90% of its AUD value. You'll need an Australian bank account for repayments. Not all lenders offer this, but several across our panel do.
Related Services
Not Sure About Your Visa Eligibility?
Every visa situation is different. Our brokers specialise in migrant lending and can assess your options within minutes — at no cost to you.
Disclaimer: The visa eligibility information on this page is based on lender policies current as of March 2026 and is provided as a general guide only. Lender policies change regularly and individual circumstances vary. This information should not be relied upon as financial advice. Your full financial situation would need to be reviewed prior to acceptance of any offer or product. Subject to lenders' credit criteria; fees and charges will apply. Finance Hub and Networks Australian Credit Licence 573164.
For the latest visa information, visit the Department of Home Affairs.