Home About
Services Home Loans Refinancing Investment Loans Commercial Finance SMSF Loans Private Credit
Resources Guides Calculators Blog FAQs
Lenders Contact
Book a discovery call

Home loans for expats and non-residents.

Buying Australian property while living and earning abroad is specialist lending. Currency shading, FIRB, LVR caps and tax residency all need working through before the first application goes in.

What expat lending involves.

A non-resident or expat loan is any residential mortgage where the borrower's income is earned in a foreign currency or the borrower doesn't hold Australian permanent residency. Only a subset of Australian lenders will look at these deals, and the ones that will apply tighter LVR caps (often 70 to 80% maximum), shade foreign income (counting 70 to 90% of it for serviceability), and require extra documentation on tax residency and source of funds.

A foreign resident buyer may also need FIRB approval. That is a separate regulatory step with its own fees and timeline, and the lender doesn't decide it. This page sits under home loans. If you're buying an investment property from overseas, also read the investment loans page.

Five things that decide an expat deal.

Accepted currencies
Not all lenders accept all currencies. USD, GBP, EUR, SGD and HKD are typically fine; others may need workarounds.
Income shading
Lenders discount foreign income by 10 to 30% to allow for FX risk. The exact haircut varies by lender and currency.
FIRB approval
Required for most foreign-resident purchases of established property. We flag it early so it's not a surprise.
LVR caps
Typically 70 to 80% for non-residents. Expats with AU passports often access higher LVRs than pure non-residents.
Tax residency
Your tax residency status affects withholding, CGT treatment, and sometimes lender appetite. Coordinate with your tax adviser.

Expat & non-resident FAQs

Do I need to be in Australia to sign documents?
Not usually. Electronic signing and overseas witnessing (through Australian consulates, notaries, or approved digital platforms) is standard. We coordinate the signing window around your timezone.
Can I use rental income from the Australian property in serviceability?
Yes, lenders typically accept 70 to 80% of rental income towards serviceability on an investment purchase, shaded like any other income source.
How long does an expat deal take?
Longer than a standard deal. Budget 6 to 8 weeks from application to formal approval, plus FIRB approval time if applicable. We'll set realistic expectations upfront.

Related pages

Investment loansPre-approvalOur process
General advice disclaimer. The information on this page is general in nature and does not take into account your personal objectives, financial situation or needs. You should consider whether it is appropriate for you before acting on it, and seek professional advice where relevant.

Ready to structure this properly?

Book a 30-minute discovery call. There's no cost or obligation, and you'll leave with a clear next step.

Book a discovery call