Short answer
Yes, some temporary visa holders can get a home loan. Your options depend on your visa subclass, deposit, property and buying costs, including whether you need foreign-investment approval (often called FIRB approval). Buying with an Australian citizen or permanent resident can also change your options.
Start with your visa subclass, time remaining, income, property and proposed owners. Those details can change both the loan and buying costs.
Use our visa buying eligibility checker as a starting point. It is not a loan approval or legal assessment.
Before recommending a loan, I need to know the property you can buy and the cash you need for duty. Your conveyancer confirms those legal and tax questions; I use that information to assess the loan options.
What will the lender check first?
- The property: confirm whether you can buy an established home, a new dwelling or vacant land, and whether approval or an exemption applies.
- The buying costs: check the state duty, possible surcharge and proposed ownership shares.
- The loan: assess the visa, time remaining, income, deposit, borrowers and property together.
The current established-dwelling restriction
Foreign investors are generally prohibited from buying established dwellings from 1 April 2025 to 30 June 2029. Limited exceptions apply. Confirm your position before signing. Treasury residential-land guidance.
Current guidance says temporary residents can still seek approval for vacant land or new dwellings. Approval and conditions need to be confirmed before entering an unconditional contract.
How large a deposit could you need?
A lender's maximum loan-to-value ratio (LVR) tells you how much it may lend against the accepted property value. If the lender values the property at the purchase price, 95% LVR means a 5% contribution towards the price; 80% LVR means 20%. A lower valuation can leave you needing more cash. Duty, fees and a cash reserve are extra.
The lender records below were checked on 30 July 2026. They show why the visa number alone does not determine the deposit. I would confirm the current policy for your application before recommending a lender.
| Lender | Recorded visa or household option | Recorded limit and material conditions |
|---|---|---|
| Pepper Money | 309, 475, 482, 489, 491, 820 and 494 | Up to 95% LVR depending on the product tier. The visa, residency pathway and complete application still need assessment. |
| Westpac | Acceptable temporary visas | Up to 80% without mortgage insurance or 90% with it. Temporary visa holders need at least 30% ownership. Insured loans require an acceptable subclass and at least 12 months remaining on the visa. |
| St.George | Acceptable temporary visas under Westpac Group policy | Up to 80% without mortgage insurance or 90% with it, with the same ownership and insured-visa checks. Foreign-investment approval or an applicable exemption needs checking separately. |
| CommBank | 188, medium-term 482, 491 and 494 | Up to 80% LVR in the recorded policy. The property purchase must meet the foreign-investment rules. |
| ANZ | Specified acceptable skilled visas | Up to 80% LVR; mortgage insurance unavailable under the recorded temporary-resident policy. Foreign income is capped at 30% of total servicing income. |
| NAB | Named temporary visas, including 188, 457, 482, 489, 491 and 494 | Up to 70% LVR under the recorded temporary-resident policy. The more conservative position applies to a mixed-visa application even if one income is not used. |
| Bankwest | 188, 457, medium-term 482 and 491 as the main applicant | Up to 70% LVR for an owner-occupied loan. Other temporary working visas were outside the recorded policy. |
| ING | Temporary-resident spouse or de facto partner of an Australian citizen or permanent resident | Standard LVRs up to 95% may apply to a joint application where both live in Australia. The whole application must qualify. |
| Macquarie | Temporary resident as co-applicant with an Australian citizen or permanent resident | Outside the recorded guidelines if the temporary resident's income is required or is the main income supporting the loan. |
| Firstmac | Non-citizen spouse holding a partner visa, with a permanent-resident applicant | The exact partner visa, household and available LVR require a separate check. |
Lender positions recorded on 30 July 2026
- Recorded visa or household option
- 309, 475, 482, 489, 491, 820 and 494
- Recorded limit and material conditions
- Up to 95% LVR depending on the product tier. The visa, residency pathway and complete application still need assessment.
- Recorded visa or household option
- Acceptable temporary visas
- Recorded limit and material conditions
- Up to 80% without mortgage insurance or 90% with it. Temporary visa holders need at least 30% ownership. Insured loans require an acceptable subclass and at least 12 months remaining on the visa.
- Recorded visa or household option
- Acceptable temporary visas under Westpac Group policy
- Recorded limit and material conditions
- Up to 80% without mortgage insurance or 90% with it, with the same ownership and insured-visa checks. Foreign-investment approval or an applicable exemption needs checking separately.
- Recorded visa or household option
- 188, medium-term 482, 491 and 494
- Recorded limit and material conditions
- Up to 80% LVR in the recorded policy. The property purchase must meet the foreign-investment rules.
- Recorded visa or household option
- Specified acceptable skilled visas
- Recorded limit and material conditions
- Up to 80% LVR; mortgage insurance unavailable under the recorded temporary-resident policy. Foreign income is capped at 30% of total servicing income.
- Recorded visa or household option
- Named temporary visas, including 188, 457, 482, 489, 491 and 494
- Recorded limit and material conditions
- Up to 70% LVR under the recorded temporary-resident policy. The more conservative position applies to a mixed-visa application even if one income is not used.
- Recorded visa or household option
- 188, 457, medium-term 482 and 491 as the main applicant
- Recorded limit and material conditions
- Up to 70% LVR for an owner-occupied loan. Other temporary working visas were outside the recorded policy.
- Recorded visa or household option
- Temporary-resident spouse or de facto partner of an Australian citizen or permanent resident
- Recorded limit and material conditions
- Standard LVRs up to 95% may apply to a joint application where both live in Australia. The whole application must qualify.
- Recorded visa or household option
- Temporary resident as co-applicant with an Australian citizen or permanent resident
- Recorded limit and material conditions
- Outside the recorded guidelines if the temporary resident's income is required or is the main income supporting the loan.
- Recorded visa or household option
- Non-citizen spouse holding a partner visa, with a permanent-resident applicant
- Recorded limit and material conditions
- The exact partner visa, household and available LVR require a separate check.
Only some of these lenders consider loans up to 95% LVR. Product tiers, mortgage insurance, expiry dates, ownership, income and the property can change the result.
Graduate, student and bridging visas
The July records list 485 graduate visas as unacceptable to Westpac, St.George and ANZ. Student visas are unacceptable to Westpac and St.George and are not on ANZ's acceptable list. That does not establish that there is no option across the market. I would check the complete household, any resident spouse and the next visa step.
Bridging A, subclass 010, needs an individual assessment. The earlier visa, the application being decided and your right to remain and work matter. Read the bridging-visa guide for the questions to prepare.
New Zealand citizens living in Australia can be assessed under a lender's NZ-citizen category. Do not assume that subclass 444 belongs in its temporary-resident table. The NZ citizen guide explains that distinction.
Foreign buyer costs differ by state
A temporary visa holder may be treated as a foreign buyer for state tax purposes unless an exemption applies. These charges sit on top of the normal purchase costs. They do not tell you whether a lender will approve the loan.
| Where you buy | Current foreign buyer charge | What to check |
|---|---|---|
| New South Wales | 9% surcharge purchaser duty | Check the foreign-person test, residence rules and any spouse or citizenship exemption with Revenue NSW. |
| Victoria | 8% foreign purchaser additional duty | Check the purchaser, trust and exemption rules with the State Revenue Office Victoria. |
| Queensland | 8% additional foreign acquirer duty | Check who is a foreign person and the land being acquired with the Queensland Revenue Office. |
| South Australia | 7% foreign ownership surcharge | Check the purchaser and residential-land rules with RevenueSA. |
| Western Australia | 7% foreign buyers duty | Check the foreign buyer and residential property definitions with WA Government. |
| Tasmania | 8% on residential property | Check the foreign investor and property tests with the State Revenue Office Tasmania. |
| Australian Capital Territory | No separate purchase surcharge shown in current guidance. An annual foreign ownership land tax surcharge of 0.75% of average unimproved value may apply, subject to exemptions. | Check both conveyance duty and the foreign ownership land tax surcharge. |
| Northern Territory | No separate foreign buyer surcharge shown in the current duty guide | Check the current transaction and concession rules with the Northern Territory Government. |
Foreign purchaser charges by state and territory
New South Wales
- Current foreign buyer charge
- 9% surcharge purchaser duty
Victoria
- Current foreign buyer charge
- 8% foreign purchaser additional duty
Queensland
- Current foreign buyer charge
- 8% additional foreign acquirer duty
South Australia
- Current foreign buyer charge
- 7% foreign ownership surcharge
Western Australia
- Current foreign buyer charge
- 7% foreign buyers duty
Tasmania
- Current foreign buyer charge
- 8% on residential property
Australian Capital Territory
- Current foreign buyer charge
- No separate purchase surcharge shown in current guidance. An annual foreign ownership land tax surcharge of 0.75% of average unimproved value may apply, subject to exemptions.
- What to check
- Check both conveyance duty and the foreign ownership land tax surcharge.
Northern Territory
- Current foreign buyer charge
- No separate foreign buyer surcharge shown in the current duty guide
ACT sources: conveyance duty, foreign ownership land tax surcharge.
State rules and exemptions can change. Your conveyancer or solicitor should calculate the duty for the exact buyers, title shares and property before you sign.
What if you are buying with an Australian partner?
Being responsible for the loan does not necessarily mean you own a share of the home. Joint title, sole title and a non-owner co-borrower can create different legal, duty and loan results.
The mixed-visa couples guide explains the one-on-title, two-on-loan option.
Current federal legislation includes an exemption for some acquisitions with an Australian citizen, permanent resident or qualifying New Zealand citizen spouse where the land is acquired as joint tenants. The exact relationship, property and ownership requirements need current legal advice. State and territory duty rules are separate.
Brittany was assessed as though she were an offshore foreign buyer
New Zealand citizens are assessed differently
Do not classify every subclass 444 holder as a temporary resident for every purpose. The federal foreign-investment framework and state revenue rules have their own tests, while lenders may use separate New Zealand citizen categories.
Hunter Galloway can help NZ citizens living and working in Australia. If you are still living and working in New Zealand, we cannot assist with your home loan.
Use the New Zealand citizen home loan guide and the subclass 444 guide.
Should you buy now or wait for permanent residency?
Compare the purchase you can make now with the options after a PR grant. Use a realistic grant timeline and include rent, buying costs, the deposit, loan repayments and possible changes in prices. Waiting is not automatically the cheaper option.
PR can change the foreign-investment, state duty and lender assessment. Those systems use different tests and dates. Ask your solicitor about the status that applies when you sign, particularly if a grant may arrive before settlement.
Government low-deposit support has its own borrower eligibility rules. Check the Home Guarantee Scheme guide for the complete proposed application, rather than assuming that one eligible partner makes a couple eligible. Our LMI calculator can help compare the loan costs.
Compare all the buying costs
A deposit is only part of the cash needed. Allow for ordinary duty, any foreign purchaser surcharge, any foreign-investment application fee, conveyancing, registration and loan costs.
Use the foreign buyer duty calculator and Queensland stamp duty calculator for estimates. Have your adviser confirm the current amounts and exemptions for the exact buyers and property.
New builds and vacant land need a timing check
An off-the-plan purchase may settle well after the contract. Your visa, income and lender policy can change in the meantime. Vacant-land approvals can also carry construction conditions. Confirm those obligations before choosing a property or build timeline.
Lenders will ask about the work rights and time left on your visa, income evidence, deposit source and credit history. Treatment of overseas income, maximum loan size and pricing differs, so check the whole application before applying.
Evidence to gather before an offer
- Passport, visa grant notice and a current VEVO result.
- Relationship evidence where a spouse or de facto pathway may be relevant.
- Travel or residence evidence where an ordinarily-resident test is material.
- Draft contract, property type and proposed title shares.
- Foreign-investment approval or written legal advice that an exemption applies.
- Australian and foreign income documents in the original currency.
- Deposit-source evidence, including overseas transfers.
- A current duty estimate for the exact jurisdiction and ownership proposal.
More help with your visa or purchase
What you can buy
Visa subclass
Buying with a partner
Other visas and living overseas
Frequently asked questions
Check the visa, buying costs and loan before signing
Send us your visa details, income, deposit and the property you want to buy, including who will own it. I can check the lender options while your legal adviser confirms the ownership and buying rules.
About this information: General information only. It is not legal, migration, tax, foreign-investment, property or personal credit advice. Government and lender rules can change.
Client names and identifying details have been changed. The Brittany example describes the assessment checks, not a final loan approval or duty outcome.
How this guide was checked
Government guidance linked in this guide was checked on 1 October 2026. Foreign-investment permission, state duty and lender credit policy are separate checks. Your property, ownership and circumstances determine which rules apply.
The lender comparison uses policy records checked on 30 July 2026. Confirm the current lender policy before relying on a quoted deposit or visa position.