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property investingLearn the ins and outs of property investing and scout for a competitive investment home loan

Whether you’re looking for rental income or capital growth, investing in property could be one way to increase your wealth.

Property is a popular asset class among Australian investors, and most people will require a home loan to invest. Read on to find out more about investor home loans.

Investment Property Home Loan Offer

loans.com.au Essentials - Variable (Investor, P&I)

3.99 % p.a.

variable rate

4.01 % p.a.

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Investment Property Home Loan Offer

Apply for the loans.com.au Essentials Variable Home Loan for investors who opt for principal and interest repayments and pay no application or ongoing fees.

  • Interest rate of 3.99% p.a.
  • Comparison rate of 4.01% p.a.
  • Application fee of $0
  • Maximum LVR: 80%
  • Minimum borrowing: $50,000
  • Max borrowing: $1,000,000
Go to site

Compare investment home loan rates

Rates last updated July 28th, 2017.

HSBC Home Value Loan - Resident Owner Occupier only

Application fee waived for Resident Owner Occupier only.

February 15th, 2017

ING DIRECT Fixed Rate Home Loan - 3 Year Fixed Rate (Investors)

Interest rate increased by 0.10%

March 31st, 2017

NAB Tailored Fixed Rate Home Loan - 2 Years Fixed (Investor P&I)

New interest rate is 3.98%

May 11th, 2017

View latest updates

Jodie Humphries Jodie
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Interest Rate (p.a.) Comp Rate^ (p.a.) Application Fee Ongoing Fees Max LVR Monthly Payment
loans.com.au Essentials - Variable (Investor, P&I)
Loans.com.au offer a low interest variable home loan with no application fee.
3.99% 4.01% $0 $0 p.a. 80% Go to site More info
State Custodians Low Rate LOC - LVR up to 80% (Investor)
Access equity to further your investment opportunities.
4.09% 4.12% $0 $0 p.a. 80% Go to site More info
4.09% 4.09% $0 $0 p.a. 80% Go to site More info
loans.com.au Essentials - Smart Loan Package P&I
Package your home loan with your investment loan to get the same rate for both. Offer ends 31st July.
3.64% 3.66% $0 $0 p.a. 80% Go to site More info
NAB Choice Package Home Loan - 3 Year Fixed (Investor P&I)
Lock in the interest rate on your investment purchase for 3 years and enjoy the benefits of a package home loan.
4.24% 5.32% $0 $395 p.a. 95% Go to site More info
State Custodians Low Rate LOC - LVR 80% to 90% (Investor)
An investment home loan with no application fee and unlimited extra repayment options.
4.19% 4.22% $0 $0 p.a. 90% Go to site More info
HSBC Home Value Loan - Resident Owner Occupier only
Enjoy a low variable rate with no ongoing fees and borrow up to 90% of the value of the property.
3.85% 3.86% $0 $0 p.a. 90% Go to site More info
NAB Base Variable Rate Home Loan - Investor (P&I)
A no frills home loan for an investor who doesn't want any bells and whistles.
4.65% 4.69% $600 $8 monthly ($96 p.a.) 90% Go to site More info
Bank Australia Basic Home Loan - Investment Variable, P&I
An investment loan with $0 ongoing fees.
4.87% 4.91% $595 $0 p.a. 80% Enquire now More info
ING DIRECT Fixed Rate Home Loan - 3 Year Fixed Rate (Investors)
Enjoy a competitive 3 years fixed rate with $0 ongoing fee.
4.39% 5.34% $499 $0 p.a. 95% Enquire now More info
St.George Fixed Rate Advantage Package - 3 Year Fixed (Investors, P&I)
Lock in your rate for 3 years on your investment property and know your monthly repayments. $1,500 cash back available for refinancers, conditions apply.
3.99% 5.31% $0 $395 p.a. 95% Enquire now More info
NAB Tailored Fixed Rate Home Loan - 2 Years Fixed (Investor P&I)
Lock in your investment fixed rate for two years.
3.98% 5.58% $600 $8 monthly ($96 p.a.) 95% Go to site More info
St.George Portfolio Home Loan With Advantage Package - $500k to $749k (Special Discount)
Pay no application fee when you package your equity loan with St.George's Advantage Package.
5.59% $0 $395 p.a. 90% Enquire now More info
Westpac Rocket Investment Loan - Principal and Interest
Use Westpac's variable home loan to purchase your next investment property.
5.79% 5.93% $600 $8 monthly ($96 p.a.) 95% Enquire now More info
NAB Tailored Fixed Rate Home Loan - 3 Years Fixed (Investor P&I)
A 3 year fixed rate for your next investment purchase.
4.34% 5.53% $600 $8 monthly ($96 p.a.) 95% Go to site More info
Commonwealth Bank Wealth Package Fixed Home Loan - 2 Year Fixed (Investor) P&I
Enjoy a 2 year fixed rate with no establishment fees or annual credit card fees - all for an annual package fee of $395.
4.44% 5.53% $0 $395 p.a. 90% Enquire now More info
NAB Choice Package Variable Rate Home Loan - Up to $250K P&I (Investor)
An investment package loan with $0 application fees.
5.20% 5.58% $0 $395 p.a. 95% Go to site More info
Gateway Credit Union Premium Package Home Loan - Variable LVR < 80% (Investor P&I)
A competitive package rate for loans above $150,000. Optional offset account.
4.19% 4.50% $0 $299 p.a. 80% Enquire now More info
NAB Choice Package Home Loan - 4 Year Fixed (Investor P&I)
4 years fixed package with $0 application fee and borrow up to 95% LVR.
4.79% 5.44% $0 $395 p.a. 95% Go to site More info
ANZ Breakfree Package Home Loan - 2 Year Fixed (Investor, P&I)
A competitive two year fixed rate to help you invest in residential property.
4.19% 5.51% $0 $395 p.a. 95% Enquire now More info
Bank Of Queensland Economy Home Loan - Variable (Investor)
Buy an investment property without expensive features you don't need.
4.19% 4.34% $300 $10 monthly ($120 p.a.) 90% Enquire now More info
Bank of Melbourne Advantage Package Home Loan - 5 Year Fixed (Investors, P&I)
Lock in an investment rate for five years with this fixed rate home loan.
4.59% 5.37% $0 $395 p.a. 95% Enquire now More info
Gateway Credit Union Premium Package Home Loan - Variable LVR 85% to 90% (Investor P&I)
A high LVR home loan able to be used for investment purchases.
4.19% 4.60% $0 $299 p.a. 90% Enquire now More info

Get started now and speak to an expert for free about finding the right home loan

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Weighing up the benefits and the risks

As with any investment, choosing to invest in property carries both benefits and risks. It's important you weigh up the pros and cons of property investment before you decide if the strategy is right for you.

Property investing benefits

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  • Rental income. An investment property can increase your cash flow by providing you with a second income source through rental income. A well-located investment property could provide 3-5.5% rental yield. When it comes time to sell your property, you may be able to benefit from making a capital gain.
  • Flexibility. An investment property is one of few investments that is physically tangible. If your situation changes and you no longer wish to use your property as an income-producing asset, you can always move into it. However, be mindful that there may be capital gains tax implications if you choose to do this.
  • Tax and depreciation benefits. If you have a knowledgeable accountant and quantity surveyor, there’s plenty of room to take advantage of certain tax advantages of property investment, including negative gearing.
  • Control. Unlike other asset classes such as shares, many aspects of your property investment can be controlled. You can carry out value-adding activities on your property such as renovations, refinance your home loan if you find a better rate, turn your property into a boarding house. The choice is yours, provided you comply with relevant laws and council guidelines.

Property investing risks

Shouldnt invest arrow

  • Costs. Buying a property can be costly, depending on the size and location. There are also many other upfront costs you may have to pay, including lenders mortgage insurance (LMI), stamp duty, building and pest inspections, conveyancing and legal charges. As the owner of the property, you'll also be responsible for covering ongoing costs such as repairs and maintenance, property management fees, council taxes, etc.
  • Interest rate rises. Because many of us use home loans to finance investment properties, interest rates can play a major part in increasing or reducing costs. If interest rates go up, you’ll have a higher repayment.
  • Selling a property takes time. Unlike shares and other investments, selling property can take a while and usually requires assistance from professionals such as a real estate agents, accountants and conveyancers. This means if you think you might need your investment cash on short notice, then property might not be for you. Also unlike shares, you can’t sell portions of your investment property off if you need the cash quickly.
  • Untenanted periods. If you rely on rental income to help pay off your property invetment loan, you face the risk of untenanted periods which means that you may suffer financially. This is why it's important to take precautionary measures such as ensuring you have a cash buffer.

Use our investment home loan calculator to estimate your repayments


Investment strategies explained

Buy, renovate and sell. Otherwise known as ‘flipping’, this investment strategy involves buying a property, renovating it and then selling it in the short term. Because of the renovation, you may be able to increase the value of your property in a short amount of time and then make a profit when you sell. Whenever you renovate a property, property investment experts believe you should first seek the advice of local real estate agents to find out what prospective buyers are looking for.

Buy and hold. Some investors will buy a property with a more long-term view. They’ll keep their property and might earn an income from rent as their property’s value increases. They might also renovate their properties to add value. This strategy can also utilise negative gearing, which is where the income generated by the property is lower than the costs associated with it, allowing the investor to realise tax benefits.


What kinds of loans can property investors use?

Property investmentThere are a range of different loans available when investing in property. Each has different benefits, negatives and uses.

  • Package home loans - Package loans basically bundle a regular variable, fixed rate or split rate loan from a lender with other products such as transaction accounts, credit cards, insurance and personal loans. These types of loans usually come with an annual fee, but in return you get discounted interest rates and waivers on some upfront fees.
  • No-frills loans - A no-frills or basic home loan offers minimal features in exchange for a lower interest rate and fees.
  • SMSF loans - If you plan to purchase an investment property through your SMSF you need to use an SMSF home loan. These loans have more complex documentation and structures than regular home loans. These loans are usually ‘limited recourse’ loans, meaning if you default on the loan the lender is limited to the asset and nothing else.
  • Low doc loans - If you’re a full-time investor or self-employed borrower you might not be able to prove your income in the way that those receiving a salary might be able to. Low doc loans require less documentation, but can come with higher interest rates and in some cases higher fees. They might also come with lower maximum LVRs.
  • Bad credit loans - Even investors with bad marks on their credit file may still be able to get home loans to finance investment property purchases. Bad credit home loans generally come with higher interest rates and more restrictive conditions to help minimise the risk a lender takes on by granting these loans.
  • Line of credit loans - Also known as home equity loans, these are revolving lines of credit which utilise the equity in your home to finance an investment property. These loans may also be able to be used to buy overseas properties.
  • Bridging home loans - These loans are short-term loans designed to be used to purchase a property before your existing property is sold. These can have higher fees and rates compared with regular home loan, and have a higher risk as you may be stuck with your first property for longer than you envisioned, leaving you with two investment properties.
  • Construction home loans - A construction home loan allows you to save interest as you build a property. This is because these loans enable you to access funds at the different stages when a builder will require funds, meaning you only pay interest on the amounts you've had to draw down.

Within the types above there are a few further home loan choices you'll have to make. These include:

Variable rates

A variable rate can fluctuate with the movement of the official cash rate and your lender's economic position.

This means rates can drop if the RBA decides to drop rates, but it can also get higher if the cash rate is raised and economic factors require your lender to lift rates.

Compare variable rate home loans

fixed rates

A fixed rate allows you to fix in a rate for a set period of time. During this time, which usually ranges from one to 10 years in Australia, your rates will not go up, meaning your repayments stay at the same level.

This has benefits, by allowing you to accurately create a budget and ensure your cash flow won't take an unexpected hit if rates are raised. Fixed rate home loans do have hefty break costs, so ensure that you won't have to exit your loan early.

Compare fixed rate home loans

Split rates

These loans basically cut your loan into portions and then apply a combination of fixed and variable rates to different portions according to what you choose.

Depending on the loan you might be able to split into more than two portions and have some at variable rates, and some at fixed rates for different lengths. Split rates can help you see a bit of the benefits and risks of both interest rate types.

Compare split rate home loans

Interest only rates

A regular home loan puts part of each repayment towards the outstanding loan amount (the principal) and part towards the interest due on your loan. An interest-only loan pays only the interest due, meaning your repayments are lower.

On the flip side, your principal will never get smaller making interest-only repayments, as none of your repayments are actually going towards the loan amount. You should also be aware that many lenders have tightened their criteria and raised their rates for interest-only lending.

Compare interest-only home loans

How to compare investment property home loans

Eligibility - You will want to ensure that your investment strategy is fulfilled by your chosen loan. Not every home loan will be available for commercial property, for example, and some loans will have limits on square meterage. Others will not be available for certain property types, such as inner city apartments.

Investor benefits - If you’re investing you might want to ensure your home loan has features which can maximise tax benefits or maximise cash flow. This includes interest-only options, interest in advance options, and 100% offset accounts.

Rates - You’ll also want to compare the interest rates available with your investment home loan. Rates have a big influence on your repayment size, so be sure to compare home loans and find one with the right rates, in addition to features and minimal fees. Also compare fixed and variable rates to find one which will suit your investment strategy.

Fees - Fees aren’t necessarily a sign of a bad loan, as long as what you’re paying for will save you money or reduce your loan costs over the life of your loan. If your loan has an annual fee for example, it may come with flexible terms which allow you to use it as you want to. Compare not only application, valuation and legal fees but also ongoing fees for features such as offset accounts and redraw facilities, and also monthly fees.

Other features - This last point of comparison will largely depend on how you plan to use your loan. If you plan to put extra funds towards your home loan, ensure that your home loan won’t penalise you. If you want to get access to these extra funds, seek one with a redraw facility.

Some unique ways to invest in property

Property investment strategiesWhile most property investors will choose to put their money in residential property for either capital growth or rental income, there are a variety of other strategies available for those looking to get into property investment:

  • Investing overseas. There are a range of overseas property markets that are popular with Australians, including America and the UK. However, Australians who decide to invest in overseas property should be mindful of the exchange currency risk. Investing in overseas property may also require extensive research and the ability to get acquainted with local professionals, such as a trusted buyers agent, to ensure that the location and property is a viable investment.
  • Investing through SMSFs. Those with self-managed super funds (SMSFs) can use their super funds to invest in property. These investments require separate loans which require additional documents and processing. You'll want to seek out help from an accountant, solicitor or financial planner before deciding to invest with your SMSF.
  • Investing through REITs. A Real Estate Investment Trust (REIT) is a portfolio of properties listed on the ASX. Investors can buy into these portfolios in a similar way to shares. REITs can be comprised of Australian properties and foreign properties.
  • Investing in commercial properties. Other investors might invest in commercial properties, including warehouses, factories, offices and retail shops. These can have higher rental incomes, but finding tenants can be difficult.

About investing in real estate

Frequently asked questions about investment property loans and investing

How does an investment loan differ from an owner occupier home loan?

Some lenders may have stricter eligibility requirements, or limit the amount you can borrow as investment loans can present a slightly higher risk than a regular home loan. Investment loans also usually carry higher interest rates.

What are the benefits of negative gearing?

Negative gearing basically refers to when the interest you pay on your home loan is more than the rental income you’re making from your investment property. This usually means you’re making a loss on your property, but some of this loss is absorbed through tax effects. For more information please speak to a qualified property tax specialist.

Do I need a deposit for an investment property loan?

In most cases lenders will lend a maximum of 95% of the property value to investors. 100% and 105% loans have largely gone from the market after the GFC. Today, no deposit loans are generally only available for home buyers with a family guarantee. This means you should have at least a 5% deposit available.

What tax benefits are available for investment properties?

Property tax deductions and negative gearing are generally the two main tax benefits when it comes to investment properties. You can claim on the depreciation on the physical building, as well as what’s inside it. If used effectively, this strategy can help with your cash flow.

I’m overwhelmed by the amount of choice in the home loan market, what should I do?

There are many loans in the Australian market, so it might be a good idea to seek the services of a qualified mortgage broker. They’ll listen to what you want out of your home loan and then compare loans from a variety of lenders to find one which will suit you. Brokers are generally free to you as they’re paid a commission by the lender instead.

Do I have to pay capital gains tax on my investment property if I sell it?

Unless your property was purchased before September 20 1985 you’ll generally have to pay capital gains tax, unless your property makes no profit, or makes a loss. There’s a 50% discount available for those who hold onto their property for longer than 12 months. There are also some cases in which you can avoid paying this tax.

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This page was last modified on 25 July 2017 at 9:58am.

NAB Choice Package Home Loan - 2 Year Fixed (Owner Occupier P&I)

A fixed rate package with flexible repayment options. 350K NAB Rewards Points offer available. Terms and conditions apply.

Greater Bank Ultimate Home Loan - Discounted 1 Year Fixed LVR ≤85% ($150K+ Owner Occupier)

Discount off an already competitive interest rate for loans over $150k. NSW, QLD and ACT residents only.

IMB Budget Home Loan - LVR <=90% (Owner Occupier)

Get a competitive rate without features you may not use.

HSBC Home Value Loan - Resident Owner Occupier only

Enjoy a low variable rate with no ongoing fees and borrow up to 90% of the value of the property.

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26 Responses

  1. Default Gravatar
    SonjaAugust 9, 2016

    Hi

    I applied for an owner/occupier home loan with a bank but they were unable to offer me the amount I wanted. I was advised by them that I could instead apply for a loan as an investor which would obtain me a higher loan amount as they would factor in potential rental income – and then after obtaining the loan, advising them I’d ‘changed my mind’ and wished to live in the property and switch to the occupier home loan instead.

    This seems kind of ‘dodgy’ to me – is it legal? Are there any ramifications to doing this, eg is stamp duty and taxes higher on investment properties than on owner/occupied?

    thanks a lot

    Sonja

    • Staff
      MayAugust 10, 2016Staff

      Hi Sonja,

      Thank you for your inquiry and for contacting finder.com.au we are a financial comparison website and general information service we are not mortgage specialists so can only offer general advice.

      Different lenders/banks actually have their own set of eligibility criteria, for instance, for a home loan product. But most likely, when deciding on how much you can borrow, they use important criteria such as your income, outstanding debt level and credit history.

      For instance, the bank you have spoken with may have found that you can get a better offer on their investment home loan than that of the occupier home loan product. But, generally, occupier home loans carry a lower interest rate than loans offered to investors. You can find more information about occupier home loan on this page and how this differ to an investment home loan.

      Whilst it’s good that you have prepared yourself and determined how much you will borrow, it is also important to take into account the eligibility criteria offered by most lenders. This way, you will have a fairly good idea of whether or not you’ll be approved for a certain loan. Alternatively, you can also get a professional advice from a mortgage broker who can give you home loan options available for your specific situation.

      Furthermore, you may like to read our guide about know how much you can borrow on a mortgage, which you might find useful as well.

      I hope this can help.

      Cheers,
      May

  2. Default Gravatar
    KarenMarch 8, 2016

    We are building a house on land that we own. We may rent we may choose to live in the house. Are we able to take out a home loan even if we choose to rent the property once built?

    • Staff
      BelindaMarch 10, 2016Staff

      Hi Karen,

      Thanks for reaching out.

      At the time of applying for a home loan, you’ll need to have a fairly clear idea of whether the loan is for owner-occupier or investment purposes. This is because the structure of the loan will be catered to the loan purpose and your needs. For instance, if you initially took out an owner-occupier line of credit home loan but then later decided to turn the property into an investment, you would not benefit from tax incentives from this kind of structure.

      However, circumstances do change. Your best course of action would be to speak to a licensed mortgage broker regarding your borrowing options and the best type of loan for your purchase.

      Thanks,
      Belinda

  3. Default Gravatar
    DebJanuary 20, 2016

    Am I eligible to apply for an ‘investment loan” if just buying a vacant block of land?

    • Staff
      BelindaJanuary 21, 2016Staff

      Hi Deb,

      Thanks for reaching out.

      This will depend on the lender’s eligibility criteria for the home loan. Above on this page you can compare a range of home loans that are suited for investment purposes and you can fill out the form to speak to a mortgage broker to discuss your borrowing options.

      Alternatively, you learn more about vacant land home loans here and compare construction home loans on this page.

      Due to the conservative approach that lenders take towards vacant land home loans, many offer a lower maximum loan-to-value (LVR) ratio and as a result you may need to save a larger deposit.

      Kind regards,
      Belinda

  4. Default Gravatar
    craigNovember 25, 2015

    Are your investment loan rates applicable to a self managed super fund?

  5. Default Gravatar
    HelenAugust 20, 2015

    what is LVR?

    • Staff
      BelindaAugust 20, 2015Staff

      Hi Helen,

      Thanks for your enquiry.

      The loan-to-value (LVR) ratio refers to the size of a loan in relation to the value of a property, expressed as a percentage.

      For instance, if you’re looking to purchase a property for $500,000 and you need a loan of $400,000 to purchase it, then your LVR would be 80%.

      You can read about how to calculate the LVR for your loan on this page.

      I hope this clarifies things for you.

      Thanks,
      Belinda

  6. Default Gravatar
    IdaAugust 12, 2015

    Hello Belinda
    I am looking to refinance my investment loan, I am renting out a factory. Could you help me please.

    • Staff
      BelindaAugust 13, 2015Staff

      Hi Ida,

      Thanks for your enquiry.

      finder.com.au is an online comparison service so we can’t offer personalised advice about how to refinance your investment loan, but rather we can offer general information to help you make a more informed decision.

      On this page and this page you can read our property investment guide and learn about the process involved when refinancing. You can also compare a range of home loans that are suited for investment purposes.

      Please be mindful of any switching or exit fees you may be charged by your existing lender as well as the application fees charged by your new lender. You can use our refinancing calculator here to weigh up the costs involved.

      Thanks,
      Belinda

  7. Default Gravatar
    JacksonJune 26, 2015

    Hi.
    My question is in regards to LMI when accessing equity.
    let say I bought A property with an LVR of 95% and paid LMI. If I access some equity or refinance whilst keeping the new LVR at 95% would I have to pay LMI again? if so would it be the full amount or just the difference? and how ould this be calculated. I dont want to wait untill I have enough equity to take some money and have a remaining LVR of 80%.

    Thanks

    • Staff
      JodieJune 26, 2015Staff

      Hi Jackson,

      Thank you for contacting finder.com.au, a financial comparison website.

      LMI is due in full on any loan that goes above 80% LVR no matter if it is a new loan or refinancing from an old loan and it calculated on based on the specifics of the loan.

      Your property price may have gone up so you may be able to refinance without incurring LMI, you may be eligible for a rebate from your current LMI policy all you have to do is discuss this with the provider of your LMI.

      If you are looking to refinance in order to purchase an investment property we have a page that gives great tips on refinancing for investments.

      Regards
      Jodie

  8. Default Gravatar
    Mandy20June 19, 2015

    Hi
    My husband and are both looking for a rural property in Victoria we would like to build within 3years so who is the best lender and does it matter if we have other debts (only4)
    Thanks

    • Staff
      BelindaJune 22, 2015Staff

      Hi Mandy,

      Thanks for your enquiry.

      Please note that finder.com.au is an online comparison website so we’re not in a position to recommend specific lenders or products.

      However, on this page you can read more about construction loans and fill out the form to speak with a mortgage broker to discuss your options.

      Kind regards,
      Belinda

  9. Default Gravatar
    PeterSeptember 3, 2014

    Hi. Who lends on commercial/industrial property? Am after wharehousing and office space for my own company, and the for sale offerings are pretty good relative to rental rates.

    • Staff
      ShirleySeptember 5, 2014Staff

      Hi Peter,

      Thanks for your question.

      Unfortunately at this current in point we don’t compare commercial loans. If you’d like, you can get in touch with a commercial mortgage broker, who can help you find the best commercial loan for your situation.

      We also have a business banking section on the site that may be helpful.

      Cheers,
      Shirley

  10. Default Gravatar
    LenJune 15, 2014

    Is there a minimum floor space for a bank loan on an investment property?
    Thanks

    • Staff
      ShirleyJune 16, 2014Staff

      Hi Len,

      Thanks for your question.

      This depends on the home loan, you’ll need to the check with the lender or the Product Disclosure Statement that will list the parameters of the property.

      Cheers,
      Shirley

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