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Home loans for Australian expats

Australian expats living and working overseas can get a home loan to buy property in Australia. Here's how it works.

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If you're an Australian expat and you need a mortgage to buy a property in Australia, can you readily get a home loan?

The good news is that a lot of banks and non-bank lenders offer Australian expat home loans. However, there are certain terms and conditions attached to these mortgages that you should be aware of before you apply for a loan.

Which lenders offer mortgages for Australian expats?

The Australian property market offers a stable and secure investment opportunity for Aussie expats. It's important to compare a wide range of expat home loans to find 1 that meets your needs. These lenders have dedicated loans for expatriates:

  • ANZ. One of Australia's Big Four banks, ANZ has a dedicated team offering mortgages to Australians living overseas, enabling them to buy and invest in the Australian property market without needing to travel back home.
  • HSBC. This international bank allow expatriates earning income in Hong Kong or US dollars to get mortgages on Australian properties.
  • UNO. An online lender, UNO will accept applications for a loan if you live abroad.
  • Specialist lenders. These lenders are smaller and can have flexible policies for expats.
  • Mortgage brokers. Mortgage providers can review your unique circumstances and help you get a mortgage.

Get in touch with a mortgage broker in Australia

Mortgage advice for Australian expats

Derek Haas "An Australian citizen living and working overseas can certainly borrow for a purchase here," says mortgage broker Derek Haas from Haas Associates Loans & Leasing. "The current publicity around 'overseas investors' really relates to foreign nationals looking to buy here, i.e. 'non-resident' citizens of another country."

So while there's a widespread belief that expats will need to obtain approval from the Foreign Investment Review Board (FIRB) before they can buy property in Australia, this is simply not true.

The interest rates and fees for expat home loans are generally the same as those any Australian living here could access, but some lenders do charge higher interest rates. Specific terms and conditions also apply to these types of loans, so it's important to compare your options before submitting an application.

How foreigners can buy investment properties in Australia

The amount you can borrow with an expat home loan depends on the lender you select. Factors such as fluctuating exchange rates, foreign tax rates, any foreign debts you have and the impact of negative gearing influence how much a lender is willing to let you borrow, with loan to valuation ratios (LVRs) ranging from around 60% to 80% available.

"Talking to a spread of lenders shows that an Australian citizen living and working overseas could borrow up to a possible maximum of 80% of the valuation/purchase price (the lesser of the 2), with some policy issues to be addressed of course," Haas says.

Jordan PapadopoulosBut while you can access a high LVR with some lenders, Jordan Papadopoulos, founder and former director of Pendo Finance, explains that the LVR available for Aussie expats is generally lower than the amount an Australian citizen living and working in Australian could borrow.

For example, if you have 2 clients looking to purchase the same 3-bedroom home in Melbourne:

  • Expat: Maximum LVR could be 60% with lender ABC.
  • Citizen: Maximum LVR could be 80% with lender ABC.

"As a result, expats will be required to hold a much higher deposit and/or use equity from other properties owned within Australia," Papadopoulos says.

How do banks treat foreign income?

One of the main issues to consider when you apply for an expat home loan is that you will be earning income in a foreign currency. A lender will need to assess your income and earnings capacity before approving your loan application, but each lender has its own approach to foreign income. Most Australian lenders will only accept a certain percentage of your foreign income, which allows a lender to protect itself against factors such as fluctuating exchange rates.

"PAYG applicants will need to be paid in one of the major currencies, for example, GBP, Euro or USD," Haas says. "The lender here will take 80% of that income – some take 80% of net, some 80% of gross – and use that for servicing the loan with generally no negative gearing benefits allowed for."

Some of the commonly accepted currencies for foreign income when applying for an Australian expat home loan include the following:

  • British pound sterling
  • US dollar
  • Euro
  • Singapore dollar
  • New Zealand dollar
  • Canadian dollar
  • Hong Kong dollar
  • Japanese yen
  • Chinese yuan renminbi
  • United Arab Emirates dirham (AED)

There are several other worldwide currencies that may be accepted by your lender, but restrictions such as lower LVRs may apply. Some lenders will also only accept loan applications from expats residing in a country where there is an Australian consulate, so an experienced mortgage broker will be able to talk you through the ins and outs of expat lending criteria.

What other evidence and documentation do banks require from expats?

Just like with a regular home loan, you'll need to provide proof of income to be approved for an expat home loan.

"At a minimum we require 6 months of bank statements, your last 2 payslips and an employment letter and an employment check will also be completed," Papadopoulos says. "Most lenders will no longer accept self-employed income."

Most lenders also require other supporting documentation such as copies of your passport and visa showing that you are allowed to live and work overseas.

What if you're married to a foreign citizen?

If you're married to or in a de facto relationship with a foreign citizen, and only the Australian applicant's earnings are being used to service the loan debt, this won't be an issue. But if both you and your partner's income will be used to pay off the loan, the lender may treat the application differently.

"If you're married you will automatically need to declare the marriage on the lending application. If you are married to a foreign citizen and the lender does not accept their income, this could potentially impact your approval," Papadopoulos says.

He confirms the following:

  • Some lenders will refuse to accept any income from a foreign resident.
  • Others will assess you both as Australian citizens or potentially class you both as foreign investors.
  • Depending on how they classify your application, the interest rate may be higher.

On the positive side, if you plan to buy Australian property with a spouse who is a foreign citizen, you will not need to receive FIRB approval. If your situation is complicated with different citizenship, reach out to a mortgage broker for personalised advice.

"With some lenders maxing out at 80% and others happy at 95%, choice of lender is important, and policy knowledge as well," Hass says. "Slight variations in policy mean the broker needs to investigate the lender panel in detail to come up with the most suitable recommendation."

How to settle and sign for your Australian expat home loan

“My experience with these deals is that the end documentation process needs to be addressed at the start of the discussion with the broker," Hass says.

"Once the loan is approved, how will the client sign the loan contract and mortgages? This can be done by way of a registered and enduring power of attorney, or documents can be couriered overseas but need to be witnessed at an Australian Consulate or Embassy."

Some lenders will require you to have a power of attorney as part of the borrowing process, while others will not allow this. Maintaining all the necessary proof of income and visa documentation can help the application process run as smoothly as possible. It's essential to maintain good communication with your mortgage broker in advance of your intended purchase.

Finding home loan financing for Aussie expats doesn't have to be hard. With the right advice and guidance from an experienced mortgage broker, you can find a loan that meets your borrowing needs.

Living in Australia? Compare a range of mortgages from local lenders

$
years
Name Product Interest Rate (p.a.) Comp. Rate p.a. Fees Monthly Payment

loans.com.au Smart Booster Discount Variable Home Loan P&IHome≥ 20% Deposit

loans.com.au Smart Booster Discount Variable Home Loan
2.60%
2.96%
  • App: $0
  • Ongoing: $0 p.a.
$602
Get a low discounted variable rate loan. Requires a 20% deposit. Get your loan processed fast and settle within 30 days.

Unloan Variable Home Loan P&IHome≥ 20% Deposit Refinancers only

Unloan Variable Home Loan
2.64%
2.56%
  • App: $0
  • Ongoing: $0 p.a.
$605
A low-rate variable home loan from a 100% online lender. Backed by the Commonwealth Bank.

Ubank Neat Variable Home Loan P&IHome≥ 40% Deposit

Ubank Neat Variable Home Loan
2.64%
2.65%
  • App: $0
  • Ongoing: $0 p.a.
$605
Get flexibility and the option to make unlimited extra repayments with this variable rate loan.

Nano Variable Home Loans P&IHome≥ 20% Deposit

Nano Variable Home Loans
2.74%
2.74%
  • App: $0
  • Ongoing: $0 p.a.
$613
Competitive rate with zero fees, fast approval and a 100% free offset account. Available for refinancers and existing buyers purchasing their next home. 20% deposit required.

IMB Budget Home Loan P&IHome≥ 20% Deposit

IMB Budget Home Loan
2.84%
2.85%
  • App: $449
  • Ongoing: $0 p.a.
$621
A low-rate, no-frills home loan for borrowers with a good deposit and unrestricted repayments. $0 application fee for eligible borrowers with principal-and-interest repayments and deposits of at least 20%.

Macquarie Bank Basic Home Loan P&IHome≥ 40% Deposit

Macquarie Bank Basic Home Loan
2.89%
2.89%
  • App: $0
  • Ongoing: $0 p.a.
$625
This flexible variable rate loan requires a 40% deposit or equity. Get fast online approval and $0 application fee and $0 ongoing fees.

Yard Variable Home Loan P&IHome≥ 40% Deposit

Yard Variable Home Loan
2.64%
2.66%
  • App: $0
  • Ongoing: $0 p.a.
$605
Get a low variable rate loan with this online lender. 100% offset account. Requires a 40% deposit.

HSBC Home Value Loan P&IHome≥ 30% Deposit

HSBC Home Value Loan
2.52%
2.53%
  • App: $0
  • Ongoing: $0 p.a.
$596
$3,288 refinance cashback offer
This competitive variable rate loan is available for borrowers with 30% deposits. Eligible refinancers borrowing $250,000 or more can get a $3,288 cashback. Terms and conditions apply.

Greater Bank Great Rate Discount Variable with Family Pledge Home Loan P&IHome≥ -10% Deposit

Greater Bank Great Rate Discount Variable with Family Pledge Home Loan
2.79%
2.80%
  • App: $0
  • Ongoing: $0 p.a.
$617
Pay no deposit or LMI and get a discounted rate with this family pledge loan. Requires a family member to act as guarantor. NSW, QLD and ACT only.

homeloans.com.au Low Rate Home Loan with Offset P&IHome≥ 40% Deposit

homeloans.com.au Low Rate Home Loan with Offset
2.64%
2.64%
  • App: $0
  • Ongoing: $0 p.a.
$605
A competitive rate with no application or ongoing fees. This loan is not available for construction.
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Credit services for Aussie Select, Aussie Activate and Aussie Elevate products are provided by AHL Investments Pty Ltd ACN 105 265 861 (“Aussie”) and its appointed credit representatives, Australian Credit Licence 246786. Credit for Aussie Select products is provided by Residential Mortgage Group Pty Ltd ACN 152 378 133, Australian Credit Licence 414133 (“RMG”). RMG is a wholly-owned subsidiary of the Commonwealth Bank of Australia ABN 48 123 123 124 AFSL and Australian Credit Licence 234945. Credit for Aussie Activate products is provided by Pepper Finance Corporation Limited ACN 094 317 647 (“Pepper”). Pepper Group Limited ACN 094 317 665, Australian Credit Licence 286655 acts on behalf of Pepper. Credit services for Aussie Elevate products are provided by AHL Investments Pty Ltd ACN 105 265 861 Australian Credit Licence 246786 (“Aussie”) and its appointed credit representatives. Aussie is a trade mark of AHL Investments Pty Ltd ABN 27 105 265 861. Credit and any applicable offset accounts for Aussie Elevate are issued by Bendigo and Adelaide Bank Limited ABN 11 068 049 178 AFSL / Australian Credit Licence 237879.

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8 Responses

  1. Default Gravatar
    JohnJanuary 25, 2022

    Which banks in Australia would accept mortgage application from non PR, with a 5- year 485 visa. The applicant is a full time registered nurse working in hospital

  2. Default Gravatar
    OliveJuly 4, 2018

    I am apermanent resident of Australia and retired from one of the United Nations Agencies.Can I have homeloan with my retirement income?

    • Default Gravatar
      NikkiJuly 5, 2018

      Hi Olive,

      Thanks for your inquiry.

      Yes, you can definitely get a home loan in Australia. You may refer to our guide to home loans for pensioners for ways on how to get a home loan on a pension.

      I also recommend getting in touch with a licensed mortgage broker. A broker can help you understand your financial position and they can leverage their panel of networks to find a lender that is more inclined to review your application.

      Hope this was helpful.

      Cheers,
      Nikki

  3. Default Gravatar
    ZamSeptember 5, 2017

    Hi

    I am an Australian permanent resident since 2006, and I have been working overseas for an ASX-listed subsidiary for the past three years. Will I be able to get a home loan?

    • Default Gravatar
      LiezlSeptember 6, 2017

      Hi Zam,

      Thanks for reaching out.

      Yes, you may be eligible to apply for a home loan. However, you’ll need to check whether the bank has any lending restrictions imposed that will have an impact on your ability to qualify for a home loan.

      It will be a good idea to enlist the services of a mortgage broker who is familiar with the lending criteria and process and has access to many different loan options.

      Cheers,
      Liezl

  4. Default Gravatar
    DebraJuly 12, 2017

    Hi, We are Australian citizens living in Australia who currently have an Engineering consultancy business that generates its income from overseas (100% foreign income). We are wanting to use our business (trust account) to purchase a property in Australia – is there a bank that will lend us money?

    Many thanks

    • Default Gravatar
      JonathanJuly 26, 2017

      Hello Debra,

      Thank you for your inquiry today.

      You can check your options for home loans designed for self-employed. You can put on the comparison table the amount you wish to borrow and the term, then click “Calculate” orange button to have the figures updated and know the rates of each lender.

      Alternatively, you may also consider low-doc home loans.

      Hope this helps.

      Cheers,
      Jonathan

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