Can Non-Residents Get a Home Loan in Australia?

People living overseas who are not Australian citizens or permanent residents sometimes want to buy property in Australia, either to invest or for a future move. Getting a home loan as a non-resident is possible in some cases, but it is one of the more restricted areas of Australian lending.

Two separate sets of rules apply. Foreign investment rules decide whether you can buy the property at all, and what type. Lender policy then decides whether you can borrow, how much and on what terms.

This guide is about foreign nationals who live outside Australia. Australian citizens living overseas are covered in our expat guide, and temporary visa holders living in Australia are covered in our temporary visa guide.

It is general information only, drawing on official government sources and based on lender policy wording we reviewed in October 2026. It is not foreign investment, tax or legal advice. FIRB, the ATO or an Australian lawyer can confirm how the rules apply to you.

Can non-residents get a home loan in Australia?

Sometimes. A small number of lenders have products for borrowers who live overseas and are not Australian citizens or permanent residents. Most major banks in our sample do not lend to them.

Where a loan is possible, it usually involves:

• foreign investment (FIRB) approval before signing the contract, unless an exemption applies
• a new dwelling or vacant land, because of the ban on foreign persons buying established dwellings
• a lower maximum LVR, which means a larger deposit
• foreign income that is shaded or limited
• extra state stamp duty for foreign purchasers
• a credit report from the country where you live

Who counts as a non-resident for a home loan?

The word “non-resident” means different things to different people. This matters, because the rules change completely depending on which group you are in.

For foreign investment, the ATO describes a foreign person as broadly someone who is not an Australian citizen, an Australian permanent resident, or a New Zealand citizen with a special category visa. Some lenders also use “non-resident” to mean Australian citizens living overseas, so it helps to check each lender’s definition.

Related research: Can Australian Expats Refinance a Property and Release Equity Using Foreign Income?

Do non-residents need FIRB approval?

Generally, yes. Foreign Investment Review Board (FIRB) Guidance Note 6 says foreign persons generally require foreign investment approval before acquiring an interest in residential land, regardless of its value. The ATO says approval is needed before you enter into the contract.

There are exemptions. For example, a developer can hold a certificate that lets foreign persons buy new dwellings in its development without their own separate approval, within limits. Application fees apply to FIRB applications.

CBA’s wording also notes that an overseas citizen co-borrowing with an Australian citizen or permanent resident spouse or de facto, as joint tenants, does not need FIRB approval, while one co-borrowing with someone who is not their spouse does.

Can non-residents buy established homes in Australia?

Generally, no, for now. The ATO and FIRB say that from 1 April 2025 to 30 June 2029, foreign persons are generally banned from buying established dwellings, with limited exceptions. The ban was originally due to end on 31 March 2027, and the government announced its extension in the 2026–27 Budget.

Limited exceptions apply, such as some purchases for redevelopment that significantly increase housing supply.

This means most non-resident purchases are of:

• new dwellings, including off-the-plan apartments and house-and-land packages
• vacant land for building a new dwelling

What conditions apply to new dwellings and vacant land?

FIRB Guidance Note 6 says:

• approval for a new dwelling is not usually subject to conditions about its usage
• approval for vacant land is generally conditional on construction being completed within four years, and the land not being sold until construction is complete
• foreign owners of residential property may pay an annual vacancy fee if the property is not residentially occupied or genuinely available for rent for more than 183 days in a year

How do lender policies differ for non-residents?

We reviewed policy summaries for 40 Australian lenders (a mix of banks and non-banks) from a third-party broker policy tool, as at October 2026. This is a research sample of 40 lenders, not the whole market.

Lender wording shows most lenders do not lend to foreign non-residents, and the few that do have tight conditions:

• ANZ, NAB and ING say they will not accept applications from non-Australian residents.
• Westpac says lending to a non-resident is not permitted, either as a borrower or guarantor, even where their income is not relied on, with no exceptions.
• CBA says overseas citizens without Australian permanent or temporary residency are unacceptable borrowers, and are only eligible as a co-borrower with an Australian citizen or permanent resident.
• Granite says non-residents are unacceptable, except where the non-resident applicant is a co-borrower with an eligible consumer.
• HSBC accepts applicants who live overseas and are not Australian citizens, permanent residents or New Zealand citizens, if they live and work in one of ten listed countries, including the United Kingdom, United States, Singapore, Hong Kong and China. A credit bureau report is required.
• ORDE has a non-resident product for borrowers investing in Australian residential property with FIRB approval, with a maximum LVR of 75%, foreign income assessed at 90%, and an agent or power of attorney in Australia required.

These are examples of how differently lenders approach the same situation. These examples are not recommendations, and policy must be confirmed before an application is lodged. Policies change often, so confirm the current position with a broker before you apply.

Policy summary as at October 2026, from a third-party broker policy tool (export dated 20 October 2026). The lender guides behind it are dated between June 2026 and October 2026 for the lenders named on this page. The sample counts on this page cover all 40 lenders, whose guides are dated between October 2025 and October 2026. For example, CBA's guide is dated 7 July 2026. Lender policies change often and may have changed since.

How much deposit do non-residents need?

Usually more than a local buyer. Lenders that accept non-residents often limit the LVR. ORDE’s non-resident product, for example, has a maximum LVR of 75%, which means a deposit of at least 25% plus costs.

Exchange rate movements can also change the deposit in Australian dollars between signing and settlement.

What extra stamp duty do foreign purchasers pay?

Most states charge a foreign purchaser surcharge on top of normal stamp duty. Examples from state revenue offices:

Other states and territories have their own rules. Some states also charge surcharge land tax on foreign owners each year. These costs can be large, so they are usually built into the budget before signing.

How do lenders assess foreign income?

Lenders that accept non-residents usually:

• accept income only from a list of countries
• shade foreign income, for example ORDE assesses it at 90%
• convert income to Australian dollars using a recent exchange rate
• ask for translated payslips, tax returns or financial statements
• ask for a credit report from your country of residence

Our foreign income guide covers this in more detail.

Related research: Can You Get a Home Loan in Australia with Foreign Income?

What if you are moving to Australia on a visa?

If you plan to live in Australia on a temporary visa, different lender rules apply, and many more lenders may consider you once you are here. Foreign investment rules still apply to most temporary residents.

Related research: Can You Get a Home Loan on a Temporary Visa in Australia?

What documents do non-residents usually need?

Lenders that consider non-residents usually ask for more documents than for a local applicant. Common examples include:

• a passport and proof of your overseas address
• FIRB approval, or the developer’s exemption certificate for a new dwelling
• payslips, an employment letter or business financial statements, translated into English where needed
• tax returns from your country of residence
• a credit report from the credit reporting agency in your country of residence
• bank statements showing your deposit and savings
• details of an agent, power of attorney or law firm in Australia, where the lender requires one

Gathering these early can save time, because overseas documents, certified copies and translations often take longer to get than local ones, and FIRB processing also takes time.

10 common mistakes non-residents make

1. Signing a contract before checking FIRB approval or making it conditional.
2. Looking at established homes during the foreign buyer ban.
3. Assuming every lender lends to non-residents.
4. Confusing a foreign non-resident with an Australian expat.
5. Planning on the same deposit as a local buyer.
6. Forgetting the foreign purchaser stamp duty surcharge.
7. Forgetting annual land tax surcharges and the vacancy fee.
8. Not allowing for exchange rate changes before settlement.
9. Not having an agent or power of attorney in Australia where required.
10. Leaving vacant land unbuilt beyond the FIRB construction condition.

How to improve your chances before applying

• Confirm whether you are a foreign person for FIRB purposes.
• Focus on new dwellings or vacant land, unless an exception applies.
• Check FIRB approval timing and fees before signing.
• Save a larger deposit and allow for surcharges and fees.
• Gather translated income documents and a credit report from your home country.
• Check whether your country of residence is on a lender’s accepted list.
• Arrange an Australian bank account for rent and repayments.

Is it worth waiting before applying?

Waiting can help if you are planning to move to Australia on a visa or become a permanent resident, because lender options usually widen once you live here. It may also matter if you want an established home, because the foreign buyer ban currently runs to 30 June 2029.

Example scenarios

Scenario 1: Singapore resident buying an off-the-plan apartment

A Singapore citizen living in Singapore wants to buy a new off-the-plan apartment in Melbourne. The developer holds an exemption certificate. A lender that accepts Singapore residents may consider the loan at a reduced LVR, and Victorian foreign purchaser additional duty applies.

Scenario 2: UK resident wants an established house in Brisbane

A UK citizen living in London wants to buy an established house in Brisbane. The foreign buyer ban means the purchase is generally not allowed, regardless of finance.

Scenario 3: Overseas spouse of an Australian citizen

An overseas citizen is buying with her Australian citizen husband as joint tenants. Some lenders may consider her as a co-borrower with her husband, and CBA’s wording notes FIRB approval is not required in that situation.

Scenario 4: Investor buying vacant land to build

A non-resident investor buys a vacant block in Sydney. FIRB approval is likely to require the home to be finished within four years. The investor needs both a land loan and a construction loan from a lender that accepts non-residents, which narrows options further.

So, can non-residents get a home loan in Australia?

Sometimes, with a small number of lenders. The purchase usually needs FIRB approval, is generally limited to new dwellings or vacant land while the established dwelling ban applies, and comes with a lower LVR and extra state duty.

The first step is usually confirming which group you are in, because foreign nationals, temporary residents and Australian expats are treated very differently.

Need help with a home loan as a non-resident?

A Fundd mortgage broker can help you compare options and check whether current lender policies may suit your non-resident purchase. We can review your passport, residency details and income documents with you before you apply.