Home Loans for Visa Holders in Australia: Complete 2026 Eligibility Guide
Whether you hold a 482 working visa, a bridging visa, or have just received permanent residency, your eligibility to borrow and buy property in Australia depends strictly on how the Foreign Investment Review Board (FIRB) classifies your visa. This guide maps every common visa class to its borrowing rights, LVR limit, and property restrictions.
Can visa holders get a home loan in Australia?
Yes, but eligibility depends on your visa type. Permanent residents (subclasses 189, 190, 186, 444) borrow on exactly the same terms as citizens with no FIRB approval required. Temporary residents (482, 494, 491) can borrow but must obtain FIRB approval first and are generally restricted to new builds or off-the-plan purchases, with most lenders capping loans at 80% LVR.
- •Permanent residents: no FIRB, up to 95% LVR, can buy any property
- •Temporary residents (482, 494, 491): FIRB required, new builds preferred, max 80% LVR
- •Joint tenants with an Australian citizen: FIRB often not required
- •NSW adds an 8% Foreign Buyer Surcharge on stamp duty for temporary residents
Key Takeaways
- 1Permanent residents (189, 190, 186, 444, Partner 100/801) have identical borrowing rights to Australian citizens, no FIRB, up to 95% LVR, no property type restrictions
- 2Temporary residents (482, 494, 491) must apply for FIRB approval before signing an unconditional property contract and are generally restricted to new builds, off-the-plan, or vacant land
- 3482 TSS visa holders must have a minimum of 12 months visa validity remaining at the time of loan application
- 4If a temporary resident buys as joint tenants with an Australian citizen spouse, FIRB approval is generally not required, one of the most valuable planning opportunities
- 5NSW temporary residents pay an additional 8% Foreign Buyer Surcharge on top of standard transfer stamp duty, making upfront cash reserves critical
- 6Student visa (500) holders are FIRB-eligible in theory but most Australian banks will not lend due to the 24 hours/week work restriction making loan serviceability impossible
What Determines Your Eligibility?
The Australian government divides all potential property buyers into two categories, permanent residents and temporary residents, and this classification drives everything: whether you need Foreign Investment Review Board (FIRB) approval, which types of property you can purchase, and how much a lender will let you borrow.
FIRB is Australia's foreign investment screening body. Its rules exist to ensure that temporary residents are generally directed toward new housing supply (new builds, off-the-plan, vacant land) rather than competing with citizens and permanent residents for established homes.
Lenders then apply their own credit policy on top of FIRB rules. Even when FIRB grants approval, a lender may impose a maximum LVR of 80% for temporary residents, meaning a 20% deposit (plus costs) is typically required.
What Is FIRB and When Do You Need It?
The Foreign Investment Review Board reviews foreign investment proposals in Australia. For residential real estate, temporary residents must apply for FIRB approval before signing an unconditional property contract. Signing before approval is received creates significant legal and financial risk.
- Application fee: $4,200 for properties under $1M (scales with property value)
- Processing time: Typically 30 days; complex cases longer
- Established homes: Temporary residents face heavy restrictions and must demonstrate they will use the property as a principal place of residence. Vacant established dwellings may be permitted in limited circumstances.
- New builds, off-the-plan, vacant land: Available to all eligible temporary residents without the established home restrictions
Permanent residents are completely exempt from FIRB. They are treated identically to Australian citizens for property purchasing purposes.
Tier 1
Permanent Residency & Exempt Visas, Same Rights as Citizens
Holders of these visas require no FIRB approval, can buy any established or new property, and are eligible for LVRs up to 95% under standard lending criteria.
Skilled Independent Visa
Points-tested PR. No FIRB, no restrictions. Full lender access.
Skilled Nominated Visa
State-nominated PR. Identical rights to 189 holders.
Employer Nomination Scheme
Employer-sponsored PR. Full borrowing rights from grant date.
Special Category Visa (NZ Citizens)
New Zealand citizens living in Australia. Treated as permanent residents for lending.
Permanent Partner Visa
Final stage of partner visa pathway. Full PR rights on grant.
Australian Citizenship
Full rights. No FIRB, up to 95% LVR, eligible for First Home Guarantee.
Important note on bridging visas and the 444: New Zealand citizens on the Subclass 444 are treated as permanent residents under lending policy, even though technically the 444 is classified as a temporary visa under the Migration Act. Most lenders will approve these applications on standard terms.
Tier 2
Temporary & Provisional Visas, FIRB Required
These visa holders can borrow and buy property, but FIRB approval must be obtained before signing an unconditional contract. Most lenders cap lending at 80% LVR (20% deposit required). Property type restrictions apply to established dwellings.
Temporary Skilled Work Visa
The most commonly held work visa in Australia. Highly eligible for mainstream bank home loans, provided the visa has at least 12 months of validity remaining at the time of application. Lenders need confidence that income will continue for the loan's term, and a visa nearing expiry creates serviceability uncertainty.
FIRB?
Required
Established?
Restricted
New Build?
Yes
Max LVR
80%
Broker tip: Select lenders offer 90% LVR for 482 holders in high-demand professions (healthcare, IT, engineering). Ask your broker to check policy across lenders.
Provisional Regional Work Visa
Employer-sponsored visa for regional areas. Similar lender appetite to the 482, mainstream banks will generally consider applications with FIRB approval and a 20% deposit. The provisional nature (leading to the 191 PR) is noted positively by some lenders as a clear pathway to permanent residency.
FIRB?
Required
Established?
Restricted
New Build?
Yes
Max LVR
80%
Points-tested Regional Provisional Visa
Holders live and work in designated regional areas (including parts of outer Sydney, regional NSW, and other states). A critical condition for property purchase under this visa: the property must be located within the visa's designated regional area. Buying outside the region would breach visa conditions.
FIRB?
Required
Established?
Restricted
New Build?
Yes
Max LVR
80%
Broker tip: Confirm your regional designation with the Department of Home Affairs before signing any property contract. Buying in the wrong postcode can breach visa conditions.
Awaiting Grant of Permanent Partner Visa (100/801)
These holders are on the temporary stage of the partner visa pathway. Standard FIRB rules apply when buying alone. However, there is a critically important planning opportunity:
Joint Tenant FIRB Exemption
If a 309/820 holder purchases as joint tenants with an Australian citizen spouse, FIRB approval is completely waived. They can buy any established or new property and are eligible for up to 95% LVR under standard joint criteria. This is one of the most valuable structuring opportunities available to temporary residents.
FIRB (Solo)?
Required
FIRB (Joint Tenant)?
Not Required
Max LVR (Solo)
80%
Max LVR (Joint/Citizen)
Up to 95%
Post-Study Work Stream / Student Visa
While FIRB technically allows new property purchases for these holders, mainstream Australian banks will almost never lend to Student Visa (500) holders due to the 24 hours/week work restriction, insufficient income to demonstrate genuine loan serviceability. The 485 Temporary Graduate Visa has slightly more lender appetite where the applicant has strong income and an established Australian work history.
FIRB?
Required
Established?
Restricted
New Build?
FIRB Only
Bank Lending?
Unlikely
NSW Foreign Buyer Surcharge, 8% Extra Stamp Duty
Temporary residents purchasing property in New South Wales must pay an additional 8% Surcharge Purchaser Duty on top of standard NSW transfer (stamp) duty. This is calculated on the same dutiable value as the standard stamp duty and is payable at settlement.
Example, $800,000 Property (Temporary Resident, NSW)
Other states vary: Victoria charges a 8% foreign purchaser additional duty; Queensland 7%; South Australia 7%; Western Australia 7%. ACT and Tasmania have no surcharge. Always quote total upfront costs inclusive of the surcharge when advising temporary resident clients on purchase budgets.
Visa Eligibility Quick-Reference Table
| Visa Type | Need FIRB? | Established? | New / Off-Plan? | Max LVR |
|---|---|---|---|---|
| PR, 189, 190, 186 | ✗ No | ✓ Yes | ✓ Yes | Up to 95% |
| 444 (NZ Citizens) | ✗ No | ✓ Yes | ✓ Yes | Up to 95% |
| Partner, 100 / 801 (PR) | ✗ No | ✓ Yes | ✓ Yes | Up to 95% |
| 482 TSS Work Visa | ⚠ Yes | Restricted | ✓ Yes | 80% (select 90%) |
| 494 Employer Regional | ⚠ Yes | Restricted | ✓ Yes | 80% |
| 491 Skilled Regional | ⚠ Yes | Restricted | ✓ Yes | 80% |
| 820 Partner (Solo) | ⚠ Yes | Restricted | ✓ Yes | 80% |
| 820 Partner (+ Citizen) | ✗ Not Required | ✓ Yes | ✓ Yes | Up to 95% |
| 485 Graduate Visa | ⚠ Yes | Restricted | ⚠ FIRB Only | Lender-specific |
| 500 Student Visa | ⚠ Yes | ✗ No | ⚠ FIRB Only | Banks unlikely |
Bridging Visas, A Special Case
Bridging visas (A, B, C, E) are issued to applicants who have applied for a new visa and are awaiting the outcome. Most lenders treat bridging visa holders with significant caution because the visa has no fixed term, it expires when the underlying application is determined or when the holder leaves Australia.
The key factor is the underlying visa applied for:
- Bridging visa while awaiting permanent residency (e.g. 186, 189): Some lenders will consider these applications where the PR application is well-progressed and the applicant has strong employment and income
- Bridging visa while awaiting another temporary visa: Very limited lender appetite, most will decline
- Bridging visa while appealing a refusal: Banks will not lend on Bridging Visa C or E
A specialist broker is essential here, lender policy on bridging visas varies enormously, and some non-bank lenders are considerably more accommodating than the Big 4.
How a Mortgage Broker Helps Visa Holders
Navigating home loans as a visa holder involves multiple layers that a single lender relationship or bank branch will not have full visibility across. A mortgage broker adds value at every step:
- Lender matching by visa type: Not every lender accepts every visa class. We know which of 30+ lenders has the most accommodating policies for your specific subclass and situation.
- LVR optimisation: Select lenders offer 90% LVR for 482 holders, we identify who they are before you start saving for a larger deposit.
- FIRB guidance: We provide a clear FIRB checklist and timeline so you apply before the contract stage, not after.
- Joint structure advice: If applicable, we help structure joint applications to maximise LVR and avoid FIRB entirely.
- Surcharge modelling: We include the NSW 8% surcharge (and equivalents in other states) in upfront cost calculations from day one, so there are no budget surprises at settlement.
- Pathway planning: For clients on provisional visas (494, 491) heading toward permanent residency, we build a plan that works now and facilitates refinancing on improved terms once PR is granted.
Frequently Asked Questions
Important Notice
This content is general in nature and does not constitute financial advice. Please consider your personal circumstances before making any financial decisions. For personalized advice, consult with a licensed mortgage broker.
Sources & References
This article references information from the following authoritative sources:
- Foreign Investment Review Board, Residential Real EstateAustralian Government FIRB
- Temporary Residents and Established DwellingsAustralian Government FIRB
- NSW Surcharge Purchaser Duty, Foreign PersonsRevenue NSW
- Home Guarantee Scheme, EligibilityHousing Australia (NHFIC)
- APRA Prudential Standard APS 220, Credit RiskAustralian Prudential Regulation Authority
Raj Bhangu
Principal Mortgage Broker
Raj Bhangu has over 10 years of experience helping Australians, including visa holders across all residency tiers, structure home loan applications and navigate FIRB, lender policy, and government schemes.