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Who We Service
Australian Property Finance for Expats & Non-Residents
Living overseas and looking to buy or maintain Australian property? Expat and non-resident lending has its own rules, its own lender pool and its own pricing. We work with this regularly and know which lenders genuinely understand foreign-income borrowers.
Your Situation
Lending to Australians Overseas and to Non-Residents
Australian expats — citizens or permanent residents living and working overseas — face a more limited lender pool than borrowers based in Australia. Many lenders shy away from foreign-income assessment because of the additional complexity (currency translation, foreign tax treatment, FATCA reporting requirements). But several lenders continue to write expat loans on competitive terms.
The most common expat scenarios we see: an Australian citizen working in the US, UK, Hong Kong, Singapore or Dubai who wants to buy an investment property in Australia for capital growth or to live in when they return; an expat refinancing an existing Australian property to release equity for an offshore purchase or business; or an expat returning to Australia and looking to buy before they’re physically back, while they still have an overseas salary.
Non-resident lending — for foreign nationals with no Australian citizenship or PR — is a smaller pool again. There are typically only a few lenders writing non-resident loans at any given time, and pricing is higher (often 1.0%–2.0% above standard rates). LVRs are also lower (typically 60%–70% maximum). Non-residents may also need Foreign Investment Review Board (FIRB) approval before purchasing, which we coordinate.
Currency is a real consideration. If your income is in USD, GBP, EUR, HKD, SGD or AED, lenders will haircut the income (typically by 10% to 30%) to account for FX risk over the loan term. The haircut varies between lenders. Choosing the right lender for your specific currency can make a meaningful difference to what you’re approved for.
Services Relevant to You
Finance Services for Expats and Non-Residents
Owner-occupier or investment lending for Australian citizens or permanent residents working overseas — full-doc against foreign salary.
Learn more →Investment lending for expats — preserve your Australian property exposure while based overseas.
Learn more →Refinance existing Australian loans while overseas — often to access equity for a deposit on the next purchase or for offshore use.
Learn more →Commercial lending for expats and a smaller number of non-resident lenders — typically alt-doc or lease-doc structures.
Learn more →Get pre-approved while still overseas, so you can move quickly when you find the right property — particularly important if you’re returning to Australia.
Learn more →How We Help
How We Help Expats and Non-Residents
We start by mapping your specific situation: Australian citizen / PR / non-resident, country of residence, currency of income, employer type (multinational vs. local), Australian tax obligations and any FIRB requirements. This determines the realistic lender shortlist and the LVR / pricing envelope.
We coordinate across time zones. Most expat applications involve emails sent overnight (Australia time) and document verification with you during your local business hours. We work this rhythm regularly and can usually progress an application as quickly as if you were based in Australia.
We coordinate with your conveyancer and (if required) FIRB advisor. For non-residents, FIRB approval is generally required before purchase and takes 2–6 weeks. We factor this into the settlement timeline. For citizens and PRs, FIRB doesn’t apply — but other compliance points (such as foreign-income tax reporting at the lender) need handling.
FAQ
Expat & Non-Resident Questions
Can I get an Australian home loan while living overseas?
Yes — provided you’re an Australian citizen or permanent resident. Several lenders on our panel actively write expat loans against foreign-source income. The exact list of lenders, the LVR they’ll offer and the rate they’ll charge depend on your country of residence, currency of income and employer type.
Do non-residents (foreign nationals) need FIRB approval?
Generally yes — non-residents need Foreign Investment Review Board (FIRB) approval before buying Australian residential property, with specific exemptions for certain visa holders. The FIRB approval is in addition to lender approval and takes 2–6 weeks. There’s a FIRB application fee that scales with the property value. We coordinate with your FIRB advisor where required.
What’s the LVR for expat lending?
Australian citizen / PR expats can typically borrow up to 80% LVR — same as Australian-resident borrowers — on owner-occupier or investment property. Some lenders go to 90% for expats in low-risk currencies (USD, GBP, EUR, HKD, SGD). Non-residents are typically capped at 60%–70% LVR.
Will lenders accept my foreign income?
Yes — but with a haircut. Lenders typically discount foreign-currency income by 10%–30% to manage FX risk, with the exact discount depending on the currency and the lender. USD, GBP, EUR, HKD, SGD and AED are well-accepted. More exotic currencies (some emerging markets) may have steeper discounts or limited lender acceptance.
Can I buy if I’m returning to Australia soon?
Often a strong scenario — you have current overseas income that supports the borrowing, you’re moving home so the property will become owner-occupied, and many lenders take a flexible view. We’ve placed many returning-expat loans where the borrower is still overseas at application and back in Australia by settlement.
Talk About Your Australian Property Plan
Free consultation, by video or phone. Tell us where you live, your currency, your income, and the property you’re planning to buy. We’ll come back with realistic options.
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