How to calculate your Loan to Value Ratio (LVR)

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Know how much equity you have in your home

A Loan-to-Value Ratio is the size of a loan compared to the value of a property expressed as a percentage.

You can find this out by dividing the amount you'll need to borrow to purchase a property by the property's value. how to calculate your Loan to Value Ratio (LVR)If you buy a property for $500,000 and need a loan amount of $300,000 to purchase it, your LVR will be 0.60, or 60% when expressed as a percentage. Scroll down to see this equation used in a common example.

LVRs are important when it comes to getting a mortgage. Generally, the lower the LVR, the lower the risk you present to your lender. Also, lower LVRs often qualify for cheaper interest rates. Generally, a loan of 80% or less is recommended, as borrowing more leads to more fees and charges and the possibility of higher interest rates.

To work out your property's value, a lender will order an independent property valuation. The loan amount is simply the amount you need to borrow to purchase the property.

Both your property value and your loan amount can rise and fall. Property values fluctuate with the market value of the property, whereas the loan amount can rise if a borrower borrows more or redraws. Making principal repayments reduces your loan amount, as does making additional repayments.

The size of a deposit (or existing equity when refinancing) is what determines an LVR. The larger the deposit saved compared to a property value, the lower the LVR.

How to calculate your loan to value ratio

David has saved up $35,000 to use as a deposit and he wants to know the maximum price of a property he can purchase while avoiding LMI. His $35,000 deposit therefore has to represent at least 20% of the value of the property. To calculate an 80% LVR, David multiplies his deposit amount by five , which works out to be $35,000 x 5 — giving him an upper property price limit of $175,000.

David can’t spend more than $175,000 on buying a property without the need for LMI. With a property price of this value, his home loan would be $140,000 ($175,000-$35,000).

AmountPercent
Property Value$175 000100%
Deposit$35 00020%
Loan Amount$140 00080%

LVR Diagram


Use your LVR to determine your price range

Using a home loan calculator, you can calculate your maximum budget for a property based on the average maximum LVR accepted and the amount you have saved up for a deposit. While this in no way guarantees that you will be approved for all the home loans you apply for, it is a good starting point.

So, let’s assume that you have saved up $35,000 to use as a deposit and you're hoping to take out a loan with no higher than 80% LVR. Thus, your $35,000 has to represent at least 20% of the value of the property. Using a home loan calculator, we see that the value of the property should not exceed $175,000 and the maximum home loan you can get is $140,000.

Of course, just because your LVR is within acceptable bounds, there's no guarantee that your application will be approved, as there are many other variables involved including your financial position.

In certain situations, you can obtain a loan with a little or no deposit, but you need to have a guarantor. With guarantor home loans, you can sometimes obtain as much as 100% of the property’s value but remember that you are risking someone else’s home in the process, so make absolutely certain you are in a financial position to make the repayments on time. You can use an online home loan calculator to help you work out how much your repayments will be to ensure you can afford it.

Maria and Luke

TitleMaria and Luke have been married for almost three years now and have been saving for their deposit. They opened a savings account to assist them and have managed to save $25,000. If the house they are looking at is $250,000 they have 10% of the house value as deposit. This is a 90% LVR.

By borrowing 90% of the value of the property Maria and Luke will be required to take out lenders mortgage insurance (LMI). This is to protect the bank if they are unable to pay and default on the loan. Find out how they could have avoided paying LMI here.

If you are struggling to save up a deposit for your first house, you could potentially borrow up to 95% of the value. This is a high LVR home loan. You should compare the loans below if your savings are low and you are looking to get into the property market.


How does an LVR affect me?

An LVR determines:

  • The level of equity in your property (the part you own outright)
  • Whether you will pay LMI and, potentially, a higher interest rate
  • How much more you can borrow against your property. Say, for adding stamp duty and LMI to the loan amount for instance, or to borrow to renovate.

Compare High LVR Home Loans

Rates last updated October 18th, 2017
$
Loan purpose
Offset account
Loan type
Your filter criteria do not match any product
Name Product Interest Rate (p.a.) Comp Rate^ (p.a.) Application Fee Ongoing Fees Max LVR Monthly Payment Short Description
3.84%
3.84%
$0
$0 p.a.
110%
Requires a family member to act as guarantor. Discounted rate available with family pledge loans. Family pledge loans require no LMI and no deposit. NSW, Qld and ACT only.
3.65%
3.66%
$0
$0 p.a.
90%
Enjoy a low variable rate with no ongoing fees and borrow up to 90% of the value of the property.
3.98%
5.13%
$600
$8 monthly ($96 p.a.)
95%
A fixed rate home loan with additional repayment options. 350K NAB Rewards Points offer available. Terms and conditions apply.
4.75%
5.05%
$0
$299 p.a.
95%
A fully featured home loan with an offset account and discounts available.
4.04%
5.05%
$600
$8 monthly ($96 p.a.)
95%
Fix in a competitive rate for three years. 350K NAB Rewards Points offer available. Terms and conditions apply.
4.03%
5.04%
$600
$10 monthly ($120 p.a.)
95%
Get a 2-year fixed rate with flexible repayment options to help you save.
3.85%
4.95%
$0
$395 p.a.
95%
A discounted package rate for owner occupiers with the ability to package a Qantas rewards earning Amplify credit card. $1,500 cashback available for refinancers. Conditions apply.
3.99%
4.99%
$0
$395 p.a.
95%
A package home loan with fee free extra repayments available during the fixed term.
3.79%
5.26%
$600
$0 p.a.
95%
Short term fixed rate home loan with no ongoing fees with an interest only repayment option.
4.19%
4.83%
$0
$395 p.a.
95%
You can save on a host of Westpac products by packaging your 5-year fixed rate home loan.
5.55%
5.71%
$990
$10 monthly ($120 p.a.)
95%
Enjoy a competitive interest rate, make fee free extra repayments and a redraw facility.
4.45%
4.85%
$0
$395 p.a.
95%
Pay no application fee with 100% offset account with redraw facility and borrow up to 95% LVR.
4.62%
4.67%
$500
$0 p.a.
95%
Ideal for first home owners or anyone who wants a no-frills, basic variable rate home loan.
3.80%
3.81%
$0
$0 p.a.
95%
A no frills loan with a competitive rate and a maximum LVR of 95%.
5.24%
5.38%
$600
$8 monthly ($96 p.a.)
95%
The Westpac Rocket Repay Home Loan lets borrowers to own their home sooner with a 100% offset to save on interest.
4.70%
5.09%
$0
$395 p.a.
95%
A package home loan with discounted interest rate.

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Frequently asked questions about Loan-to-Value Ratios

This is usually used to refer to a home loan which has a maximum LVR of 80%. Borrowing over this LVR might not be allowed with this type of home loan or may come with a higher interest rate. Also note that borrowing over 80% LVR in Australia usually comes with lenders mortgage insurance (LMI). This is a fee that you'll have to pay to cover your lender in the event that you default on your loan.

These both mean the same thing. LTV is often used in the US and also means "Loan-To-Value Ratio".

Marc Terrano

A passionate publisher who loves to tell a story. Learning and teaching personal finance is his main lot at finder.com.au. Talk to him to find out more about home loans.

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10 Responses

  1. Default Gravatar
    GurinderJuly 16, 2017

    Hi, I have a property worth $430,000 and have loan of $221,000. I plan to buy a investment property of $275,000 what will LVR if I wish full loan? Will I have to pay LMI? Regards

    • Staff
      JonathanJuly 27, 2017Staff

      Hello Gurinder,

      Thank you for your inquiry today.

      Based on your data presented, if you are planning to buy a property worth $275,000 and you are applying for a loan of $221,000, you would have a LVR of above 80%. As such, you would be required to pay LMI as your loan hits the 80% LVR mark. If you want to have a full loan, you may consider no deposit home loans for that purpose, but would still require a LMI. You can read more about LMI on this page.

      Hope this helps.

      Cheers,
      Jonathan

  2. Default Gravatar
    WendyOctober 23, 2015

    I have a block of land which is valued by the council at $23,000 but is for sale at $69,000, With a deposit of $8,000 I need a loan of $60,000, is this possible?

    • Staff
      MarcOctober 26, 2015Staff

      Hi Wendy,
      thanks for the question.

      Some lenders definitely do offer home or land loans which can be used to purchase land. The amount a lender will lend you will depend on what their third party valuer decides it’s worth, so you might want to contact a lender that you’re interested in to see if they can help you, or alternatively speak to a mortgage broker for more information.

      I hope this helps,
      Marc.

  3. Default Gravatar
    wendyJune 16, 2015

    I have two properties which I will cross secure against each other I need to know how much to pay the bank for the shortfall against the LVR. So property values together are $400,000 I owe $339,700 how much do I pay the bank so I don’t have to pay lenders mortgage and keep it within the LVR?

    • Staff
      BelindaJune 17, 2015Staff

      Hi Wendy,

      Thanks for your enquiry.

      You can determine your loan to value ratio (LVR) by dividing the amount you’ll need to borrow to purchase a property by the property’s value.

      Generally, you’ll be required to pay lender’s mortgage insurance (LMI) where your LVR is 80% or greater, however this will vary depending on the lender.

      You can read more about LMI and ways to avoid paying LMI on this page.

      Thanks,
      Belinda

  4. Default Gravatar
    JordyApril 25, 2014

    What can we do if AMP have undervalued a property by $105,000 for which we have signed contracts for? It’s crazy that with a deposit of $200,000 we stand to lose a property we have had our hearts set on & financially entered into knowing finance was fully approved! Any advice would be appreciated? :-(

    • Staff
      MarcApril 28, 2014Staff

      Hi Jordy,
      thanks for the question.

      I’d strongly recommend contacting AMP and lodging a complaint or dispute, and perhaps ask for another valuation. Alternatively, you might want to seek the services of a different lender or mortgage broker, although this will largely depend on how much time you have.

      Sorry I couldn’t be of more help,
      Marc.

  5. Default Gravatar
    VivCFebruary 5, 2014

    I have home loan with CommBank and want to borrow for investment. Will I be able to use the equity of my property as security to borrow from other banks/lenders?

    • Staff
      MarcFebruary 6, 2014Staff

      Hi VivC,
      thanks for the question.

      This is referred to as a second mortgage, and can be granted on your property. Not every lender will grant a second mortgage on a property which already has one. The first lender will also have to give permission for you to have this second mortgage. You may wish to contact a mortgage broker for more information.

      I hope this helps,
      Marc.

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