Fast Home Loan Approval For 482/TSS Visa Holders
- For employer-sponsored temporary visa holders
- Short-term and medium-term stream accepted
- Borrow up to 90% of the purchase price
- Updated for 2026 dwelling rules
- No cost, no obligation service
MAP Home Loans > 482 Visa Home Loans
Can a 482 visa holder buy a house in Australia?
Yes. A 482 visa holder can buy property in Australia. But the type of property you can buy, the deposit you need, and the lenders available to you all depend on your specific circumstances.
Here’s what determines your options:
- Your stream — whether you hold a short-term or medium-term 482 visa affects which lenders will consider your application and what LVR they’ll offer.
- Your visa expiry date — lenders want to see sufficient remaining visa tenure. Generally, you need at least 12 months remaining, though some lenders require more.
- Your residency pathway — if you have a pathway to permanent residency (such as a pending 186 nomination), certain lenders will treat your application more favourably.
- Whether you’re buying new or established — this is the big one. As of April 2025, temporary visa holders face significant restrictions on purchasing established (existing) dwellings.
- Your deposit size — most lenders require a minimum 10-20% deposit from 482 visa holders, though options do exist at lower thresholds for the right applicants.
- Your partner’s visa or residency status — if your spouse or partner is an Australian citizen or permanent resident, your borrowing options expand considerably.
The short answer: yes, you can buy. The real question is how to structure the purchase so you get the best possible terms. That requires a broker who understands the specific lending landscape for temporary visa holders — not one who treats you the same as a standard domestic applicant.
What changed in April 2025? The established dwelling ban
In April 2025, the Australian Government implemented a ban on foreign purchases of established dwellings. This is the single biggest change to the property landscape for 482 visa holders in recent years, and it fundamentally changes what you can buy.
What the ban means:
Temporary visa holders — including 482 visa holders — are now prohibited from purchasing established (existing) residential dwellings. This ban was introduced as a housing affordability measure and applies to all temporary residents who require Foreign Investment Review Board (FIRB) approval.
What counts as an established dwelling:
Any residential property that has been previously occupied or sold. If someone has lived in it before, it’s established. This includes houses, apartments, and townhouses on the resale market.
What the ban does NOT cover:
- New dwellings (properties that have never been occupied or sold as a residence)
- Off-the-plan purchases (apartments or houses bought before construction is complete)
- Vacant land (for the purpose of building a new dwelling)
- Substantially renovated properties that qualify as “new” under FIRB guidelines
Why this matters for your home loan:
The ban doesn’t stop you from buying property. It narrows what you can buy. And because the eligible property types (new builds, off-the-plan, vacant land plus construction) often involve different lending products — like construction loans or off-the-plan settlement finance — you need a broker who understands both the FIRB rules and the lending requirements for these property types.
Many 482 visa holders we speak to are unaware of this change, or they’ve been told conflicting information by agents or other brokers. The rules are clear. The opportunities within those rules are real. You just need the right guidance to navigate them.
[LINK: FIRB guide]
What can 482 visa holders still buy?
Despite the established dwelling ban, 482 visa holders have three clear pathways to property ownership in Australia.
New dwellings
A property that has never been sold or occupied as a residence. This includes newly built homes, apartments in recently completed developments, and display homes being sold for the first time.
New dwellings often come with competitive pricing from developers looking to move stock, and some lenders offer favourable terms because the property is new and the valuation risk is lower.
Off-the-plan purchases
Buying an apartment or house before it’s built is one of the most common routes for temporary visa holders. Off-the-plan purchases come with FIRB advantages (developers often secure blanket FIRB certificates) and can offer stamp duty savings in some states.
The lending side requires planning. You typically pay a 10% deposit at contract exchange and then secure finance before settlement — which could be 12 to 24 months later. Your visa status, employment, and financial position at settlement are what the lender assesses, not your position when you signed the contract.
This is where a specialist broker matters. We assess your likely position at settlement and identify lenders whose policies will work for your situation at that point.
Vacant land plus construction
Buying a block of land and building a new home is another viable option. This involves two lending products — a land loan and a construction loan — which are typically packaged together.
Construction lending for temporary visa holders has its own set of requirements. Not all lenders offer construction loans to 482 visa holders, and those that do may apply different LVR limits compared to a standard purchase.
We know which lenders offer construction loans to temporary visa holders, what deposit they require, and how they handle the progressive drawdown during the build.
What LVR and deposit do you need?
Loan-to-value ratio (LVR) is the percentage of the property’s value that a lender will finance. The rest is your deposit.
For 482 visa holders, LVR policies vary significantly between lenders. Here’s what the market looks like in 2026:
Standard range: 80% LVR (20% deposit)
Most major banks and many second-tier lenders will lend up to 80% LVR for 482 visa holders. This means you need a 20% deposit plus costs (stamp duty, legal fees, FIRB application fee).
For a $700,000 property, that’s approximately $140,000 in deposit plus $25,000-$50,000 in additional costs depending on your state and whether foreign buyer surcharges apply.
Better options: up to 90% LVR (10% deposit)
Some lenders on our panel will lend up to 90% LVR for qualifying 482 visa holders — particularly those on medium-term stream visas with strong employment and a permanent residency pathway. This requires lenders mortgage insurance (LMI), which adds to the cost but significantly reduces the upfront deposit you need.
For the same $700,000 property, a 10% deposit is $70,000 — half the standard requirement.
Best case: up to 95% LVR (5% deposit)
In specific circumstances — typically where you have an Australian citizen or permanent resident spouse, or where you can demonstrate a strong pathway to permanent residency — certain lenders will consider up to 95% LVR. These cases require careful structuring and the right lender match.
What affects your LVR:
- Visa stream (medium-term generally achieves higher LVR than short-term)
- Remaining visa tenure
- Employment type and income stability
- Permanent residency pathway
- Property type (new dwelling vs construction)
- Whether you have an Australian partner on the application
The difference between a 20% deposit and a 10% deposit is often tens of thousands of dollars. Getting the LVR right — by matching you to the right lender — is one of the most valuable things a specialist broker does.
Short-term vs medium-term stream — what’s the difference for lending?
The 482 visa has two main streams, and lenders treat them very differently. Understanding this distinction is critical to knowing your borrowing options.
Short-term stream (STS)
The short-term stream 482 visa is granted for up to two years (or four years if an international trade obligation applies). It does not provide a direct pathway to permanent residency.
How lenders view the short-term stream:
- Higher risk due to shorter visa tenure and no PR pathway
- Fewer lenders willing to lend — many major banks exclude short-term stream applicants entirely
- Maximum LVR is typically capped at 70-80%
- Lenders may require evidence of renewal intent or a transition plan
- Interest rates may carry a small premium compared to medium-term stream borrowers
This doesn’t mean you can’t get a home loan on a short-term stream 482. It means the lender selection is narrower and the structuring matters more. We have lenders on our panel who will lend to short-term stream holders, but the application needs to be presented correctly to the right credit team.
Medium-term stream (MTS)
The medium-term stream 482 visa is granted for up to four years and provides a pathway to permanent residency through the 186 (Employer Nomination Scheme) visa. This is the critical difference from a lending perspective.
How lenders view the medium-term stream:
- Lower risk due to longer visa tenure and PR pathway
- Most lenders who work with temporary visa holders will consider medium-term stream applicants
- LVR up to 90% is achievable with the right lender
- Some lenders will treat medium-term stream holders similarly to permanent residents, particularly if a 186 nomination is already lodged
- Competitive interest rates are accessible — often comparable to what permanent residents receive
If you have a pending 186 nomination:
This changes the picture significantly. A 482 medium-term stream holder with a lodged 186 application is viewed by many lenders as being on a clear path to permanency. Some lenders will approve at up to 90-95% LVR in this situation, with rates and conditions approaching what an Australian citizen would receive.
The gap between short-term and medium-term stream outcomes is substantial. If you’re on a short-term stream and considering a transition to medium-term, it’s worth discussing this with your migration agent before applying for a home loan — the improved lending terms could save you tens of thousands over the life of the loan.
Do you need FIRB approval?
In most cases, yes. If you’re a temporary resident (which includes 482 visa holders), you are classified as a “foreign person” under Australian foreign investment law and need FIRB approval before purchasing residential property.
What FIRB approval involves:
- You apply through the FIRB portal before purchasing (or within a set period for off-the-plan)
- There is an application fee, which varies based on the purchase price (starting from approximately $14,700 for properties up to $1 million in 2026)
- FIRB will assess whether the purchase meets the requirements — for temporary residents, this generally means the property must be a new dwelling, off-the-plan, or vacant land for new construction
- Processing times vary but typically range from 30 to 60 days
When you might NOT need FIRB approval:
There is a significant exemption that many 482 visa holders don’t know about. If you are purchasing jointly with a spouse or de facto partner who is an Australian citizen or permanent resident, and that partner will be a joint owner, FIRB approval may not be required.
This exemption applies because the property is being purchased by someone who is not a “foreign person” (your Australian partner), even though you are on a temporary visa. The exemption also removes the foreign buyer stamp duty surcharge in most states.
This is a meaningful financial advantage. The FIRB fee alone can be $14,700 or more, and the stamp duty surcharge can add 7-8% of the purchase price in states like Victoria and New South Wales. For a $700,000 property in Victoria, that surcharge alone is $56,000.
If your partner is Australian, this is worth structuring correctly from the start. [LINK: spouse/partner page]
What about stamp duty surcharges?
Most Australian states and territories impose a foreign buyer stamp duty surcharge on purchases by temporary residents. This is in addition to the standard stamp duty that all buyers pay.
Current surcharges by state (2026):
| State/Territory | Surcharge |
|---|---|
| NSW | 8% |
| Victoria | 8% |
| Queensland | 8% |
| Western Australia | 7% |
| South Australia | 7% |
| Tasmania | 8% |
| ACT | 0% |
| Northern Territory | 0% |
On a $700,000 property in NSW, the foreign buyer surcharge alone is $56,000 — on top of standard stamp duty of approximately $26,000.
How to reduce or avoid the surcharge:
- Buy in the ACT or NT where no surcharge applies
- Purchase jointly with an Australian citizen or PR spouse — the FIRB exemption that removes the requirement for FIRB approval also removes the foreign buyer surcharge in most states
- Apply for a refund if you become a permanent resident — some states (notably NSW and Victoria) allow you to apply for a refund of the surcharge if you obtain permanent residency within a set period after purchase
The stamp duty surcharge is a real cost that needs to be factored into your total purchase budget. We help you model the full cost — deposit, stamp duty, FIRB fees, legal costs, and LMI if applicable — so there are no surprises at settlement.
Can your Australian partner help?
If your spouse or de facto partner is an Australian citizen or permanent resident, your home loan options improve substantially. This is one of the most underused advantages for 482 visa holders.
What changes with an Australian partner on the application:
- FIRB exemption — purchasing jointly with an Australian citizen or PR partner may exempt you from FIRB approval, saving the application fee and broadening the property types available to you.
- No foreign buyer stamp duty surcharge — the FIRB exemption typically removes the surcharge too. This can save $40,000-$80,000 depending on your state and purchase price.
- Higher LVR — lenders view applications with an Australian citizen or PR borrower more favourably. LVRs of 90-95% become achievable.
- Broader lender selection — lenders that won’t lend to temporary visa holders may consider the application if the primary borrower is an Australian citizen or PR.
- Better interest rates — lower risk profile means more competitive pricing.
How to structure the application:
The Australian partner should typically be the primary applicant, with the 482 visa holder as a co-borrower. Both incomes can be used to service the loan, which often increases your borrowing capacity compared to applying alone.
The exact structure depends on your circumstances, including the property ownership split you want, whether one or both of you are on the title, and the income and employment profile of each borrower.
This is specialist structuring work. Getting it right from the start saves money and avoids complications if your visa status changes later. [LINK: spouse/partner page]
How we help 482 visa holders
MAP Home Loans specialises in home loans for temporary visa holders, non-residents, and foreign nationals. The 482 visa is one of the most common visa types we work with.
Here’s what that specialisation means in practice.
Access to 31+ lenders
We work across a panel of more than 31 lenders — including major banks, second-tier lenders, and specialist non-bank lenders. Each has different policies for temporary visa holders. Some won’t lend to 482 holders at all. Others will, but only under specific conditions. A few actively compete for this business and offer genuinely competitive terms.
We know which lenders work for which situations. That knowledge comes from placing hundreds of temporary visa holder loans and maintaining direct relationships with lender credit teams.
When you come to us, we don’t submit your application to a lender and hope for the best. We match your specific profile — visa stream, remaining tenure, employment type, deposit size, property type — to the lender whose policy gives you the best outcome.
We understand the FIRB and regulatory layer
A home loan application for a 482 visa holder doesn’t exist in isolation. It sits alongside FIRB requirements, stamp duty rules, foreign ownership regulations, and visa conditions. Most brokers treat these as separate problems. We treat them as one integrated picture.
We’ll tell you whether you need FIRB approval, how it affects your timeline, what it costs, and how to structure the purchase to minimise surcharges. We coordinate the lending and regulatory sides so nothing falls through the gaps.
We know what changed and what’s coming
The April 2025 established dwelling ban changed the game for temporary residents. Lending policies are still adjusting. Some lenders have tightened their criteria. Others have expanded into new-build and off-the-plan lending to fill the gap.
We track these changes in real time. When you work with us, you get advice based on current policy — not information that was accurate six months ago.
Structuring for your future, not just today
Many 482 visa holders are on a path to permanent residency. The home loan you take out today should account for where you’ll be in two to three years. That might mean choosing a lender whose product allows easy refinancing once you get your PR, or structuring the loan to avoid break costs if your circumstances change.
We think beyond the immediate transaction. Your loan should work for the next stage of your life in Australia, not just the current one.
No cost to you
Our service is free. We’re paid by the lender on settlement — the same commission structure that applies to every mortgage broker in Australia. You get specialist advice and access to our full lender panel at no cost.
And if you’re not 100% satisfied with our service, we’ll pay your first week’s home loan interest repayment. That’s our guarantee.
Frequently Asked Questions
Can a 482 TSS visa holder buy a house in Australia?
Yes. A 482 visa holder can purchase residential property in Australia, subject to FIRB approval and current foreign investment regulations. Since April 2025, temporary residents are restricted to new dwellings, off-the-plan properties, or vacant land for new construction. Established dwellings are no longer available. With the right lender and structuring, 482 visa holders can secure competitive home loan terms and build equity while working in Australia.
What is the maximum LVR on a 482 visa?
Most lenders offer up to 80% LVR (20% deposit) for 482 visa holders. Some will go to 90% for medium-term stream holders with strong applications. In specific circumstances — an Australian citizen or PR spouse on the application, or a lodged 186 nomination — LVRs of up to 95% may be achievable. The lender you apply with makes a significant difference.
Can 482 visa holders access the First Home Owner Grant?
Generally, no. The FHOG is available to Australian citizens and permanent residents. However, if you are purchasing jointly with a spouse who is an Australian citizen or PR and who has not previously owned property, they may be eligible. Rules vary by state and territory.
Is FIRB required for a 482 visa holder?
In most cases, yes. As a temporary resident, you need FIRB approval before purchasing residential property. The main exception is purchasing jointly with a spouse or de facto partner who is an Australian citizen or PR. FIRB fees start at approximately $14,700 for properties up to $1 million (2026 rates), with processing typically taking 30-60 days. [LINK: FIRB guide]
Can I buy an existing home on a 482 visa?
No. Since April 2025, the Australian Government has banned temporary residents from purchasing established dwellings. You can still purchase new dwellings, off-the-plan properties, or vacant land for new construction.
Do 482 visa holders pay foreign buyer stamp duty?
Yes, in most states. The surcharge ranges from 7-8% of the purchase price and is payable in addition to standard stamp duty. The ACT and Northern Territory currently have no surcharge. If you purchase jointly with an Australian citizen or PR spouse and qualify for the FIRB exemption, the surcharge is typically waived.
What is the difference between short-term and medium-term stream lending for 482?
The short-term stream (up to 2 years, no direct PR pathway) faces narrower lender selection, typically 70-80% maximum LVR, and may attract slightly higher rates. The medium-term stream (up to 4 years, PR pathway via the 186 visa) is viewed more favourably — LVRs up to 90% are achievable and rates are often comparable to permanent residents. With a lodged 186 nomination, some lenders will treat your application almost identically to a PR holder’s.
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