Can You Get a Home Loan on a 482 or 494 Visa?

If you are working in Australia on an employer sponsored visa, a home loan can look within reach. You have a job, a salary and a sponsor, and you may plan to stay long term.

But a 482 or 494 visa is still a temporary visa. That means many lenders assess you under temporary resident policy, which can mean a bigger deposit, no lenders mortgage insurance and a shorter list of lenders.

The answer depends on your visa subclass and stream, the time left on your visa, your occupation, whether you are applying with a citizen or permanent resident partner, your deposit and foreign investment rules.

This guide explains how Australian lenders may assess a home loan on a 482 or 494 visa, based on lender policy wording we reviewed in October 2026.

Can you get a home loan on a 482 or 494 visa?

Yes, you may be able to get a home loan on a 482 or 494 visa if the lender is satisfied that:

• its policy accepts your visa subclass and stream
• your visa has enough time left before it expires, where the lender sets a minimum
• you are employed in Australia and paid in Australian dollars
• you meet any occupation list or regional conditions the lender applies
• you have the deposit required for temporary residents, which is often larger
• you meet any foreign investment (FIRB) requirements that apply

Applying with a partner who is an Australian citizen or permanent resident can widen the options with some lenders.

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

What are the 482 and 494 visas?

• Subclass 482: now called the Skills in Demand visa. It replaced the Temporary Skill Shortage (TSS) visa for new applications from 7 December 2024. Many people still call it the TSS visa, and some lender policies use both names.
• Subclass 494: the Skilled Employer Sponsored Regional (Provisional) visa. It lets sponsored skilled workers live, work and study in a designated regional area of Australia for up to five years.

Both visas have streams, and lenders sometimes accept only certain streams.

Visa information: Department of Home Affairs, visa listing pages for subclass 482 and 494 (immi.homeaffairs.gov.au), checked 21 October 2026. This page is general information about lending, not migration advice. For advice about your visa, speak to a registered migration agent or an Australian legal practitioner.

Why lenders treat 482 and 494 visas differently

• Your residency is linked to your job. If the employment ends, the visa may be affected.
• The visa has an end date. Lenders may want a minimum time left on the visa.
• Regional conditions apply to the 494. Lenders may want comfort that the property and your circumstances fit the visa conditions.
• Mortgage insurance is limited. Some lenders do not offer LMI to temporary residents, which caps the LVR.
• Foreign investment rules apply. Temporary residents are generally foreign persons for FIRB purposes.

How do lender policies differ on 482 and 494 visas?

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.

14 of the 40 lenders in our sample name the 482 visa in their policy wording, and 12 of the 40 name the 494. Conditions vary widely. Examples:

• CBA accepts the Skills in Demand 482 (excluding the Labour Agreement stream) and the earlier TSS visa (excluding its Medium-Term stream), and the 494 in the employer sponsored stream only. For regional visas, its wording asks that the customer confirms they understand their responsibility to comply with their regional visa conditions.
• ANZ lists the 482 and 494 where the current occupation is on the Medium and Long-term Strategic Skills List, and says LMI is not available for non-permanent residents.
• St.George and Westpac list the 482 (medium-term, on the strategic skills list, and Labour Agreement stream) and the 494 among temporary visas acceptable to the bank and to mortgage insurers, with Australian dollar income from PAYG or self-employment.
• NAB lists the 482 and 494 among eligible temporary visas and applies a maximum LVR of 70% where temporary visa restrictions apply.
• Bank of Us accepts the 482 (along with some permanent employer sponsored visas) with no less than two years until expiry, for residentially secured loans only, with FIRB requirements met and no interest-only repayments.
• Bankwest lists the 482 in its medium-term form, but not the 494, among acceptable temporary visas.
• Pepper lists the 482 and 494 among the pathway visas it accepts across its products.
• Granite, OwnHome, Skip, WLTH, Zeus and Assetline Capital include both subclasses in their acceptable visa lists.

Some lenders do not publish a visa list. ME Bank, for example, sets criteria instead: PAYG employment, a visa that allows living, working and travelling without restriction, valid for at least four years from issue and with at least 12 months remaining.

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 July 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.

Does your 482 stream matter?

It can. Lenders do not all accept every stream. In our sample, CBA excludes the Labour Agreement stream of the Skills in Demand visa, while St.George and Westpac list the TSS Labour Agreement stream as acceptable. ANZ links acceptance to the occupation being on the strategic skills list. Your visa grant notice and VEVO check show your stream and conditions.

Does the 494 regional condition matter?

It can. The 494 requires you to live, work and study in a designated regional area. Some lenders accept only the employer sponsored stream, and some ask you to confirm you understand the regional conditions. Lenders may ask how a purchase outside a designated regional area fits with your 494 conditions. Questions about the visa conditions themselves are for Home Affairs or a registered migration agent.

How much time do you need left on your visa?

It depends on the lender. Bank of Us, for example, looks for no less than two years until expiry on an eligible 482. ME Bank looks for a visa valid for at least four years from issue with at least 12 months remaining. Other lenders do not state a minimum in the wording we reviewed.

How much deposit do you need on a 482 or 494 visa?

Usually more than a permanent resident. Several lenders cap temporary residents at a 70% LVR. NAB applies a maximum of 70%, Bankwest lists 70% for temporary residents buying a home to live in, and ANZ does not offer LMI to non-permanent residents. Lender limits on LVR and loan size can change, so check the current position.

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

Do you need FIRB approval on a 482 or 494 visa?

Usually, yes, if you are buying on your own. The ATO says temporary residents are foreign persons for these rules, and that from 1 April 2025 to 30 June 2029 (extended from 31 March 2027) foreign persons generally cannot buy established dwellings. They may be able to apply to buy new dwellings or vacant land, with conditions such as building within a set time on vacant land.

If you buy as joint tenants with an Australian citizen, permanent resident or eligible New Zealand citizen spouse, the foreign investment rules say you do not need to apply.

Foreign investment rules: ATO, “Are you a foreign person buying property” (ato.gov.au, last updated 13 May 2026) and Foreign Investment Review Board residential guidance (foreigninvestment.gov.au), checked 21 October 2026.

Can you use the 5% Deposit Scheme on a 482 or 494 visa?

Generally no. The scheme is for Australian citizens and permanent residents. Scheme rules as at October 2026; check the current rules with Housing Australia.

Related research: Can You Get a Home Loan with a 5% Deposit in Australia?

What if you are moving to permanent residency?

Many 482 and 494 holders are on a pathway to permanent residency. If a permanent visa is likely soon, waiting may open up more lenders, higher LVRs, LMI and government schemes. If you need to buy now, ask how the lender would treat a change of visa before settlement.

What if you change employers?

A 482 or 494 visa is linked to a sponsoring employer, so a change of job can affect both the visa and the loan. Lenders generally look for stable employment, and some may ask for evidence that a new sponsorship or nomination is in place. If a change is planned, it may be simpler to discuss timing with the lender before applying rather than during the assessment.

What documents do you need?

• passport and visa grant notice showing your subclass and stream
• a current VEVO check
• employment contract and an employer letter
• recent payslips and bank statements showing salary
• evidence of savings for the deposit and costs
• FIRB approval, if required
• details of any debts, including overseas debts

10 common mistakes with home loans on a 482 or 494 visa

1. Assuming every lender that accepts temporary visas accepts your stream.
2. Not checking the time left on your visa.
3. Overlooking occupation list conditions.
4. Buying outside a designated regional area on a 494 without checking.
5. Signing a contract on an established home without checking FIRB rules.
6. Underestimating the deposit if a 70% LVR applies.
7. Expecting LMI to be available.
8. Assuming the 5% Deposit Scheme applies.
9. Changing employer shortly before applying.
10. Applying to several lenders without checking their visa policies.

How to improve your chances before applying

• Get a current VEVO check showing your stream and conditions.
• Keep stable employment with your sponsor.
• Build a larger deposit.
• Check FIRB rules early, especially for established homes.
• Consider whether a joint application with a citizen or permanent resident partner is possible.
• Ask how lenders treat your specific stream and occupation.

Is it worth waiting for permanent residency?

Often, if a decision is close. Permanent residents have access to more lenders, higher LVRs and government schemes. If permanent residency is some years away, a lender that accepts your visa may be worth exploring.

Example scenarios

Scenario 1: 482 holder with a 30% deposit

An engineer on a 482 visa with three years left wants to buy a new apartment. Several lenders may consider this, often at a 70% LVR, with FIRB approval needed for the purchase.

Scenario 2: 494 holder in a regional town

A 494 employer sponsored holder wants to buy a new home in the regional town where they work. Lenders that accept the 494 employer sponsored stream may consider this, subject to their other conditions.

Scenario 3: 482 Labour Agreement stream

An applicant holds a 482 in the Labour Agreement stream. Some lenders exclude this stream, while others list it, so lender choice matters.

Scenario 4: 482 holder with a citizen partner

A 482 holder applies with an Australian citizen spouse and they buy as joint tenants. More lenders may consider the application, and FIRB approval may not be needed, though some lenders still apply temporary resident limits.

So, can you get a home loan on a 482 or 494 visa?

Yes, you may be able to get a home loan on a 482 or 494 visa, but the visa stream, time left on the visa and deposit all matter.

The strongest applications usually have:

• an accepted visa subclass and stream
• enough time left on the visa
• stable employment and Australian dollar income
• a deposit of at least 30% plus costs where a lender caps temporary residents at a 70% LVR
• FIRB requirements checked
• a lender whose policy accepts 482 or 494 visas

Need help with a home loan on a 482 or 494 visa?

A Fundd mortgage broker can help you compare options and check whether current lender policies may suit your 482 or 494 visa situation. We can review your visa details, income and deposit with you before you apply.