Can You Get a Home Loan on a Partner Visa?

If you are in Australia on a partner visa, buying a home with your partner can feel like it should be simple. You live here, you may work here, and your partner may be an Australian citizen or permanent resident.

In practice, a temporary partner visa still puts you outside standard resident policy at many lenders. Some lenders name partner visas in their policy, often only where you apply jointly with your partner. Others apply temporary resident limits to the whole loan.

The answer depends on whether your partner visa is temporary or permanent, whether you are applying with your partner, whose income is used, your deposit, and whether foreign investment rules apply to the purchase.

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

Can you get a home loan on a partner visa?

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

• its policy accepts your partner visa subclass
• you are applying jointly with your Australian citizen, permanent resident or eligible New Zealand citizen partner, where the lender requires this
• your income, if it is used, is earned in Australia and meets the lender’s rules
• you have the deposit the lender requires where temporary resident limits apply
• any foreign investment (FIRB) requirements are met
• your credit history and debts support the loan

If you already hold a permanent partner visa (subclass 801 or 100), you are a permanent resident, and lenders generally assess you under their standard resident policy.

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

What is a partner visa?

A partner visa lets the partner or spouse of an Australian citizen, Australian permanent resident or eligible New Zealand citizen live in Australia. The main subclasses are:

• Subclass 820 (temporary) and 801 (permanent): for applicants in Australia.
• Subclass 309 (provisional) and 100 (permanent): for applicants outside Australia.

The temporary and permanent stages are generally applied for together, and the temporary visa is usually held first.

Visa information: Department of Home Affairs, partner visa pages (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 partner visas differently

• The visa is temporary. Until the permanent stage is granted, you are a temporary resident.
• Residency depends on the relationship. Lenders often want the citizen or permanent resident partner on the loan.
• Mortgage insurance may be limited. Some lenders do not offer LMI to non-permanent residents, which caps the LVR.
• Foreign investment rules may apply. How the property is owned can change whether FIRB approval is needed.

How do lender policies differ on home loans on a partner visa?

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.

13 of the 40 lenders in our sample name partner visas, or subclass 820 or 309, in their policy wording. Several accept them only where the application is joint with an Australian citizen, permanent resident or eligible New Zealand citizen. Examples:

• ANZ lists subclass 820 and 309 as acceptable for spousal co-borrowers only, and says LMI is not available for non-permanent residents.
• NAB accepts partner visa holders (for example subclass 309 or 820) where the application is joint with the citizen, permanent resident or eligible New Zealand citizen. Where applicants hold different visa types, NAB applies the most conservative position, including a maximum LVR of 70%, even if the visa holder’s income is not used.
• Newcastle Permanent accepts a partner or spousal visa holder living in Australia where the application is joint with a citizen, permanent resident or New Zealand citizen.
• Firstmac can consider an applicant without permanent residency who is the spouse of an Australian or New Zealand citizen and holds an appropriate partner visa.
• Pepper lists subclass 309 and 820 among the pathway visas it accepts across its products.
• St.George and Westpac list subclass 309 and 820 among temporary visas acceptable to the bank and to mortgage insurers, with Australian dollar income from PAYG or self-employment.
• Granite, OwnHome, Skip, WLTH, Zeus and Assetline Capital include partner visa subclasses in their acceptable visa lists. Skip’s wording says a borrower on a temporary visa should not be the main source of income for the application. Assetline Capital’s wording requires the citizen or resident partner to be a co-applicant for subclass 820.

ME Bank does not name partner visas, but its wording says temporary visa holders who do not meet its other visa criteria and are in a spousal or de facto relationship with a citizen or permanent resident can be considered as co-borrowers.

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.

Do you need to apply with your partner?

Often, yes. Several lenders in our sample accept partner visa holders only as part of a joint application with the citizen or permanent resident partner. Applying jointly can also help with foreign investment rules, as explained below.

If you are applying alone on a temporary partner visa, you are limited to lenders whose policy accepts temporary visa holders as sole borrowers, and temporary resident limits are likely to apply.

Whose income can be used?

It depends on the lender. Some lenders use both incomes if the partner visa holder has full work rights and Australian income. Others accept the partner visa holder as a co-borrower but rely mainly on the citizen or permanent resident’s income. Foreign income is usually assessed separately and is often shaded or excluded.

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

How much deposit do you need on a partner visa?

It varies more than many people expect. Where a lender treats the application under standard resident policy because the citizen or permanent resident partner is on the loan, a deposit similar to other borrowers may be possible. Where temporary resident limits apply, they can apply to the whole loan. NAB, for example, applies the most conservative position across joint applicants, including a maximum LVR of 70%, and ANZ does not offer LMI to non-permanent residents.

Do you need FIRB approval on a partner visa?

It depends on how you buy. Temporary residents are generally foreign persons under the foreign investment rules. The ATO says that from 1 April 2025 to 30 June 2029 (extended from 31 March 2027) foreign persons, including temporary residents, generally cannot buy established dwellings, although they may be able to apply to buy new dwellings or vacant land.

There is an important exception for couples. The foreign investment rules say a temporary resident buying as joint tenants with their Australian citizen, permanent resident or eligible New Zealand citizen spouse does not need to apply for approval. CBA’s policy wording reflects this, saying FIRB approval is not required where an overseas citizen co-borrows with a citizen or permanent resident spouse or de facto and they buy as joint tenants.

Buying as tenants in common, or buying alone, can change the answer, so it helps to check before signing a contract.

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 partner visa?

Generally not while you hold a temporary partner visa. The scheme is for Australian citizens and permanent residents, and some lenders’ scheme wording, such as CBA’s, requires both applicants in a joint application to be eligible. Once your permanent partner visa is granted, eligibility may change. 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 your permanent partner visa is granted soon?

If the permanent stage is close, waiting may open up standard resident policy, more lenders, higher LVRs, LMI and government schemes. If you need to buy now, ask how the lender would treat the loan if your visa status changes before settlement.

Can you refinance once your permanent visa is granted?

Often, yes. Once you hold a permanent visa, you may be assessed as a permanent resident. That can make more lenders and products available, subject to your circumstances and the property value at the time. Refinancing has costs, so it is worth comparing them against any savings.

What documents do you need?

• passports for both applicants
• your partner visa grant notice and a current VEVO check
• evidence of your partner’s citizenship or permanent residency
• payslips, employment contracts and employer letters
• bank statements showing income and savings
• FIRB approval, if required for the way you are buying
• details of any debts, including overseas debts

10 common mistakes with home loans on a partner visa

1. Assuming a partner visa is treated like permanent residency.
2. Applying alone when the lender only accepts joint applications.
3. Buying as tenants in common without checking FIRB rules.
4. Assuming the citizen partner’s status removes all temporary resident limits.
5. Underestimating the deposit if a 70% LVR cap applies.
6. Expecting LMI to be available.
7. Assuming the 5% Deposit Scheme applies before the permanent visa.
8. Relying on foreign income without checking how it is shaded.
9. Not having a current VEVO check.
10. Applying to several lenders without checking their visa policies.

How to improve your chances before applying

• Get a current VEVO check showing your work rights.
• Apply jointly with your citizen or permanent resident partner where possible.
• Check how the property will be held before signing a contract.
• Build a larger deposit in case temporary resident limits apply.
• Keep stable employment in Australia.
• Ask lenders how they treat mixed visa applications.

Is it worth waiting for your permanent partner visa?

It can be, if the decision is close and you would otherwise be limited to a 70% LVR or a small group of lenders. If the wait could be long, a lender that accepts partner visas may be worth exploring now.

Example scenarios

Scenario 1: Subclass 820 with a citizen spouse

A couple apply jointly. One is an Australian citizen and the other holds a subclass 820 visa. Several lenders may consider the application, and buying as joint tenants may mean FIRB approval is not needed.

Scenario 2: Subclass 309 holder buying alone

A partner visa holder wants to buy in their own name. Fewer lenders may consider this, temporary resident limits are likely to apply, and FIRB rules may restrict the type of property.

Scenario 3: Mixed visas and a 10% deposit

A couple have a 10% deposit. A lender that applies the most conservative visa position across both applicants may cap the loan at 70%, so a lender that treats the joint application differently may be needed.

Scenario 4: Permanent stage expected soon

A couple expect the subclass 801 grant within a few months. Waiting may allow a standard application with access to LMI and more lenders.

So, can you get a home loan on a partner visa?

Yes, you may be able to get a home loan on a partner visa, especially when you apply jointly with your citizen or permanent resident partner.

The strongest applications usually have:

• a joint application with the citizen or permanent resident partner
• full work rights and stable Australian income
• a deposit large enough for any temporary resident limits
• FIRB requirements checked, including how the property will be held
• a clean credit history
• a lender whose policy accepts partner visas

Need help with a home loan on a partner visa?

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