What we are and are not
FIRB Approval is an independent guide. We are not a lender or a mortgage broker, we do not hold an Australian credit licence, and we do not recommend, compare or help you apply for any loan. If you want to speak to a licensed broker who works with overseas buyers, you can ask us for an introduction using the form at the bottom of this page. We pass on your name, contact details and the purpose of your enquiry, we tell you at the time that we may receive a fee or commission from the broker or lender, and you pay us nothing.
Three kinds of borrower
| Borrower | FIRB status | How lenders generally treat you |
|---|---|---|
| Foreign national living overseas | Foreign person. Approval needed, and only new homes or vacant land to 30 June 2029. | The hardest category. Brokers report maximum loans of about 60% to 70% of the property’s value, a 30% to 40% deposit, and a rate loading. |
| Temporary visa holder in Australia | Foreign person. Approval needed. See temporary residents. | Brokers report most lenders cap at about 80%, with some higher for strong files. Overseas income is heavily discounted or ignored. Student visa holders usually need a citizen or permanent resident co-borrower. |
| Australian citizen or permanent resident overseas (expat) | Citizens and permanent visa holders are exempt from approval. See expats. | Treated closer to a resident. Brokers report up to 80% with select lenders, and 90% to 95% with lenders mortgage insurance. |
Typical limits reported by brokers
- Loan size: 60% to 70% of the value for non-resident foreign nationals, usually 80% for temporary residents, up to 80% (and 90% to 95% with insurance) for expats.
- Rate loading: broker pages describe non-residents as paying about 0.5% to 1% more than resident borrowers, and some non-bank lenders add fees.
- Foreign income: lenders count part of your overseas income to allow for exchange-rate risk. Brokers report anything from 60% to 90%, and 100% from some lenders for top-tier currencies. For non-resident foreign nationals one broker reports income discounted by 20% to 40%.
- Currencies: broker lists put the US dollar, pound, euro, Singapore dollar and Hong Kong dollar in the top tier. Other currencies are treated more cautiously: one broker reports that 60% to 80% of dirham income is counted.
These limits can only be confirmed by a lender. Use them to plan, not to promise yourself a result.
Documents lenders usually want
- A valid passport and your visa details, if you hold one.
- Employment letter, contract and recent payslips, plus bank statements showing your salary. Expat files commonly ask for six months of each and two years of tax returns from the country where you live.
- Evidence of your deposit and savings history, which is why the source of funds matters, especially for buyers moving money out of countries with capital controls.
- A credit report from your home country, for some lenders.
- Documents in English, or translated by a certified interpreter.
How FIRB and finance fit together
Brokers describe the usual order like this:
- Borrowing capacity is worked out first, through a pre-approval or a conversation with a broker.
- The contract is made conditional on both finance and FIRB approval.
- The FIRB application is lodged straight away. The ATO says it can take up to 30 days after full payment.
- Formal loan approval runs in parallel.
Auctions are unconditional, so approval, or an exemption certificate, has to be in place before you bid. There is also no finance condition at an auction, so finance is normally arranged beforehand.
Do the major banks lend to non-residents?
Broker pages say several of the large banks have restrictive policies for non-residents and expats, that some require permanent residency or citizenship with exceptions, and that brokers place non-resident foreign nationals with a panel of lenders that includes specialist and non-bank lenders. We could not confirm any bank’s current policy from its own website, so ask a broker for the current position.
Other costs to plan for
- The FIRB application fee and the state surcharge on stamp duty.
- Lenders mortgage insurance, where the loan is above the lender’s threshold.
- Currency conversion costs and the timing of transfers.
- Tax on rent and a 15% withholding when you sell. See our overview.
Talk to a licensed broker
Frequently asked questions
Can a non-resident get a home loan in Australia?
Yes, but the choice of lenders is narrower. Brokers report 60% to 70% loan-to-value limits, a larger deposit and a higher rate for foreign nationals living overseas.
Can I get a mortgage on a temporary visa?
Brokers report that some lenders do. They say most cap temporary residents at about 80% of the property’s value and mostly want Australian income and a clear visa history.
How much deposit do foreign buyers need?
Brokers report 30% to 40% for non-resident foreign nationals, about 20% plus costs for temporary residents, and between 5% and 20% for expats depending on the lender.
Will a lender accept my overseas income?
Brokers report that many lenders do, with a discount for exchange-rate risk. The percentage counted depends on the lender and the currency.
Do I need FIRB approval before I apply for a loan?
Brokers report that lenders do not always ask for it at application. You do need approval before the purchase becomes binding, and many buyers use a contract conditional on both finance and approval.
Is FIRB Approval a mortgage broker?
No. We are an independent guide and do not hold a credit licence. We can introduce you to a licensed broker and we disclose any fee we may receive.
Sources
- Home Loan Experts — Non-resident mortgages (broker page)
- Home Loan Experts — Foreign income home loans (broker page)
- Odin Mortgage — Non-resident home loans (broker page)
- Odin Mortgage — Australian expat home loans (broker page)
- Hunter Galloway — Visa home loans (broker page)
- Hunter Galloway — FIRB approval for home buyers (broker page)
- ATO — Apply to buy residential property as a foreign person
- Treasury — Guidance Note 6: Residential land (v5, 1 July 2026)
- ATO — Tax rates for foreign residents
- ATO — Foreign resident capital gains withholding overview
Lender figures are broker-reported, indicative and not guaranteed. Checked 5 October 2026.
firbapproval.com.au is an independent guide. It is not affiliated with, endorsed by or connected to the Foreign Investment Review Board, the Australian Treasury or the Australian Taxation Office. We do not lodge or process applications. Applications are made to the ATO. General information only, not legal, tax, migration or financial advice.