An Australian home loan, from overseas.
How lenders treat Australians abroad, foreign buyers and temporary visa holders, in plain English. Then a free roadmap for your own situation: the documents, the cash, the timeline and the tax.
Free, and it takes about two minutes. We are an independent guide, not a lender or a broker.
- Foreign national, living in SingaporePaid in SGD · buying a new home in Victoria · $850,000
- Top-tier income currencyLenders count 60% to 100%, depending on the lender
- Checklist, timeline, tax pointsAnd the questions to ask a broker
Lenders treat these situations very differently
Your loan options depend on your status and where your income comes from, not just your nationality.
I’m an Australian citizen or PR living overseas
The closest to a resident. Income currency, address and tax are the issues.
Living overseasI’m a foreign national living overseas
The hardest category: FIRB approval, a bigger deposit and fewer lenders.
Living in AustraliaI’m on a temporary visa
Better odds than overseas, but lenders want Australian income and a clear visa history.
Any situationHow is my foreign income counted?
Currency tiers, discounts and why two lenders give different answers.
Everything you need before you talk to a lender
Each guide cites its sources and the date we checked them.
Documents
What lenders ask for, and how to get documents certified overseas.
Deposit and loan size
What brokers report for each kind of borrower.
Costs
FIRB fees, state surcharges and the costs on top of the price.
Tax
Rent, selling and the 15% withholding at settlement.
The process
From documents to settlement, in order.
Questions for a broker
What to ask, and how brokers are paid.
Not sure where to start? Get your roadmap.
Answer a few questions about your situation and what you are buying. Your roadmap appears on screen straight away.
- How lenders usually see your situation
- The deposit and extra costs to plan for
- A document checklist, a timeline and the tax points
- Questions to ask a broker, written for you
- Free, with no obligation to borrow
Start your roadmap
Three short steps. Your roadmap appears on screen straight away.
Borrowing from where you live
What is specific to your country: how lenders treat your currency, moving money out, and tax treaties.
Loans and FIRB approval go together
Foreign persons need approval before they buy, and lenders want to see it before settlement. FIRB Approval is our companion guide to the rules, the fees and the state surcharges.
Independent and sourced
We are not a lender or a broker, and we do not give credit advice. We may receive a fee or commission if you ask us to introduce you to a licensed broker, and we say so before you decide. About us
Common questions
Can I get an Australian home loan while living overseas?
Yes, with some lenders. Brokers report that Australian citizens and permanent residents living abroad can borrow up to about 80% of a property’s value, and up to 90% to 95% with lenders mortgage insurance at a few lenders. Foreign nationals face tighter limits.
Can a foreign national get a mortgage in Australia?
Yes, but the choice of lenders is narrower. Brokers report loan limits of about 60% to 70% of the value, a deposit of 30% to 40% and a higher rate. Foreign nationals also need FIRB approval, and can only buy new homes and vacant land for now.
Will a lender accept my overseas income?
Many do, with a discount for exchange-rate risk. Brokers report that lenders count anywhere from 60% to 100% of income in top-tier currencies such as US dollars, pounds, euros, Singapore dollars and Hong Kong dollars, and less in others.
How much deposit do I need?
It depends on your status and the lender. Brokers quote about 30% to 40% for foreign nationals, about 20% plus costs for temporary visa holders, and a wide range for Australian expats, from around 10% at specialist lenders to 30% to 50% at some major banks.
Do I need FIRB approval?
Foreign persons generally do. Australian citizens and permanent visa holders are exempt. FIRB Approval is an independent guide to the rules, fees and state surcharges.
Are you a mortgage broker?
No. Expat Finance is an independent guide. We are not a lender or broker, we do not hold a credit licence and we do not give credit advice. If you ask, we can introduce you to a licensed broker, and we say so before you decide.