Many Australians on temporary visas assume home ownership is out of reach until they get permanent residency. That's not always true. Australian lenders can and do approve home loans for temporary residents — but the rules are stricter, fewer lenders participate, and FIRB approval adds a layer of process most buyers don't expect.
This guide explains what's possible, which visa types qualify, what FIRB requires, and how to structure your application for the best chance of approval.
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Can Temporary Residents Actually Get a Home Loan?
Yes — but with caveats. Australian lenders are not prohibited from lending to temporary visa holders. What varies is the appetite: some major banks will consider it; others flatly decline. Specialist lenders and non-bank lenders are often more flexible.
The key factors lenders assess are: visa type and remaining validity, Australian income, deposit size, and whether FIRB approval has been obtained. All four need to stack up together.
Visa Types: Which Are Lender-Friendly?
| Visa Type | What It Is | Lender View | Typical Max LVR |
|---|---|---|---|
| 482 (TSS) | Employer-sponsored skilled worker | Acceptable if 2+ years remaining | 80% |
| 188 (Business Innovation) | Business/investor visa, pathway to PR | Favourable — strong financial profile | 80% |
| 457 (legacy) | Superseded by 482 | Treated same as 482 | 80% |
| 500 (Student) | Full-time student | Very limited — most lenders decline | N/A (few lend) |
| 820/801 | Partner visa (temporary/permanent) | Acceptable, especially if partner is PR/citizen | 80–90% |
| 309/100 | Partner visa (offshore/onshore) | Same as 820/801 | 80–90% |
Lenders generally want to see at least 12–24 months of visa validity remaining at the time of application. The less time on your visa, the harder it is to get approved.
FIRB: What You Must Know Before You Sign Anything
Most temporary residents must obtain Foreign Investment Review Board (FIRB) approval before purchasing residential property in Australia. This is a legal requirement, not optional — and most lenders will not approve your loan without evidence that FIRB approval is in place or has been applied for.
Who Needs FIRB Approval?
- Temporary visa holders purchasing established dwellings (subject to conditions)
- Foreign persons purchasing new or off-the-plan dwellings
- Non-residents in all cases
Who Is Exempt?
- Australian citizens and permanent residents — no FIRB required
- New Zealand citizens — generally exempt
- Some investors via specific treaty arrangements
- Purchasing a new dwelling under $1M from a FIRB-approved developer (in some cases)
FIRB Fees (2026)
FIRB application fees are based on property value:
- $750,000 or less: $14,100
- $750,001–$1M: $28,200
- $1M–$1.75M: $56,400
- Over $1.75M: calculated on sliding scale
What Lenders Actually Require
Beyond the standard income and credit checks, temporary resident applicants should expect to provide:
- Valid visa with sufficient remaining time
- FIRB approval letter (or evidence of application)
- Minimum 20% deposit (most lenders) — plus FIRB fees, stamp duty, legal costs
- Australian employment contract or PAYG payslips (foreign income is heavily discounted)
- Two years of tax returns if self-employed in Australia
- Passport and full residential history
Maximising Your Approval Chances
The right strategy makes a real difference. Here's what gives temporary resident applicants the best outcome:
- Apply with a specialist lender — not your main bank. Non-bank and second-tier lenders have more flexible policies for visa holders.
- Use a broker — someone who knows which lenders are visa-friendly right now. Policies change, and a bad application harms your credit file.
- Get FIRB before you sign — do not exchange contracts without FIRB approval in hand (or at minimum, make the contract conditional on FIRB approval).
- Show 3+ months of Australian savings — genuine savings in an Australian account carries far more weight than overseas savings transferred at settlement.
- Buy new, not established — FIRB conditions are less restrictive on new dwellings, and some lenders have higher LVR tolerance for new builds.
Frequently Asked Questions
our broker team regularly works with temporary residents, skilled migrants, and international buyers navigating the Australian lending landscape. Call 0432 634 648 for visa-specific advice.
Related: Migrant Buyer Guides
On a temporary visa and want to buy?
our broker team works with 482, 188, and partner visa holders regularly. Free 15-min call to assess your situation.
Call 0432 634 648