Table of Contents
- Can a New Zealand citizen buy property in Australia?
- Who qualifies: New Zealand citizens and New Zealand permanent residents
- How much can you borrow: up to 80% of the value
- Which income lenders count: NZD and other currencies
- What you can buy: an investment, a holiday home or a future home
- FIRB approval: what applies to you
- What to have ready when you apply from New Zealand
- Frequently asked questions
Can a New Zealand citizen buy property in Australia?
Yes, subject to lender criteria. New Zealand (NZ) citizens and New Zealand Permanent Residents living in NZ can borrow up to 80% of the property’s value with certain lenders. Lenders accept income in New Zealand dollars (NZD) from both. Income in other currencies counts for NZ citizens only. The property can be an investment, a holiday home or a home you plan to move into later. NZ citizens don’t need Foreign Investment Review Board (FIRB) approval. New Zealand Permanent Residents do.
Already living in Australia as an NZ citizen? You’re on a Special Category visa (subclass 444), the visa NZ citizens are granted when they arrive. This guide is for buyers still living in NZ. Our 444 visa home loans guide covers buying from Australia.
- The limit is up to 80% of the property’s value with certain lenders, for NZ citizens and New Zealand Permanent Residents.
- NZD income counts for both. Income in other currencies counts for NZ citizens only.
- The purchase can be an investment, a holiday home or a future home.
Who qualifies: New Zealand citizens and New Zealand permanent residents
Your status decides which income lenders accept and whether you need FIRB approval. FIRB approval is permission for a foreign person to buy Australian property. The lender’s decision to offer finance is separate.
The loan-to-value ratio (LVR) is the loan as a percentage of the property’s value. The maximum is 80% for both groups in the table, with certain lenders.
| Who is buying? | Income lenders accept | Maximum LVR | FIRB approval |
|---|---|---|---|
| NZ citizen living in NZ | NZD or other currencies | Up to 80% with certain lenders | Not needed |
| New Zealand Permanent Resident who isn’t an NZ citizen, living in NZ | NZD only | Up to 80% with certain lenders | Needed, plus the FIRB fee. New or near-new dwellings or vacant land only while the established-dwelling ban is currently in place |
This guide uses lending status. Tax residency is a separate question for your accountant.
Australian citizens and Australian Permanent Residents living in NZ are a different case. The Australian expat home loans guide covers their limits.
How much can you borrow: up to 80% of the value
An 80% LVR means the loan is up to 80% of the property’s value and you pay the rest. That leaves about a 20% deposit, plus purchase costs such as stamp duty and conveyancing.
The figure is a maximum, not an offer. Your income, expenses and debts decide whether you can borrow that amount. Not every lender goes to 80% for buyers living in NZ.
A New Zealand Permanent Resident also pays the FIRB application fee. The FIRB section below has the figures.
The same 80% applies to an investment, a holiday home and a home you plan to move into later.
Which income lenders count: NZD and other currencies
Lenders convert foreign income to Australian dollars before they assess it. Income in NZD counts for NZ citizens and New Zealand Permanent Residents. Income in any other currency counts for NZ citizens only.
An NZ citizen living in a third country gets the same 80% limit and the same income treatment. A citizen in the United Kingdom earning pounds is one example.
Most lenders discount foreign income by 20% after converting it, and NZD income is no exception. That discount is called income shading. It allows for currency movement. Lenders then apply Australian tax rates.
How income shading works: a worked example
A lender’s foreign income assessment can reduce borrowing capacity. You may then need more cash for the same property, even at an 80% LVR.
Book a free Lending Assessment.
What you can buy: an investment, a holiday home or a future home
The 80% limit applies to each of these purchases.
An investment property is a property you buy to rent out. A future home is a property you buy now and move into when you relocate to Australia, when it becomes your principal place of residence.
A holiday home is fine too. Lenders usually assess it as an investment property.
Lenders assess each of these purchases on your income, expenses and debts, the same way they assess any other loan application.
What you can buy also depends on FIRB, which the next section covers. A New Zealand Permanent Resident has a narrower choice than an NZ citizen.
FIRB approval: what applies to you
NZ citizens don’t need FIRB approval, including NZ citizens living in NZ. The Australian Government’s foreign investment website lists New Zealand citizens who hold, or are eligible for, a special category visa among buyers who don’t need to apply. Any NZ citizen can get that visa on arrival in Australia unless refused on character grounds, so the exemption covers you while you still live in NZ. Lenders ask NZ citizens for proof of citizenship, not for FIRB approval.
Because no approval is needed, the ban on foreign buyers purchasing established dwellings, meaning homes that have been lived in before, doesn’t apply to an NZ citizen living in NZ. They can buy an established home or an investment property.
A New Zealand Permanent Resident who isn’t an NZ citizen is a foreign person. The ATO’s list of people who aren’t foreign persons names Australian citizens, Australian Permanent Residents and NZ citizens with a special category visa. A New Zealand Permanent Resident is none of these. You need FIRB approval and pay the FIRB application fee. While the established-dwelling ban is currently in place, you can buy only new or near-new dwellings or vacant land.
These FIRB application fees are effective 1 July 2026, from the Australian Government’s foreign investment fee schedule. Under $75,000 is $4,600. From $75,000 to $1 million is $15,600. Above $1 million to $2 million is $31,300. The FIRB approval and fees guide includes the higher price bands and the application process.
A foreign-buyer stamp duty surcharge can apply depending on the state and your status. The non-resident home loans guide covers what foreign buyers budget for.
If your partner is on a 461 visa, the 461 visa home loans guide explains that route.
The FIRB information on this page is general information, not advice.
What to have ready when you apply from New Zealand
MAP Home Loans arranges finance for borrowers who live and work in NZ. Our process has three steps, Match, Apply and Purchase.
- Match: we compare your situation with our panel of 31+ lenders and shortlist the lenders most likely to approve.
- Apply: we put your application together and send it to the lender you choose.
- Purchase: you buy the property and the loan settles.
Pre-approval can take as little as 7 days for straightforward files.
Have photo identification and evidence of your income ready. NZ citizens also need proof of citizenship. If a lender needs documents certified overseas, the overseas certification guide explains how.
You pay MAP Home Loans no fee. The lender pays us a commission when your loan settles.
Frequently asked questions
Status decides the income lenders accept and the FIRB position, so the answers below separate NZ citizens from New Zealand Permanent Residents.
Can New Zealand citizens buy property in Australia without living here?
Yes, subject to lender criteria. An NZ citizen living in NZ can borrow up to 80% of the property’s value with certain lenders, for an investment, a holiday home or a home to move into later. An NZ citizen doesn’t need FIRB approval.
Can a New Zealand Permanent Resident get a home loan in Australia?
Yes, subject to lender criteria. A New Zealand Permanent Resident living in NZ can borrow up to 80% with certain lenders on NZD income. A New Zealand Permanent Resident who isn’t an NZ citizen is a foreign person, needs FIRB approval and can buy only new or near-new dwellings or vacant land while the established-dwelling ban is currently in place.
Can I use my New Zealand dollar income?
Yes. Lenders accept NZD income from NZ citizens and New Zealand Permanent Residents. Most lenders discount it by 20% after converting it to Australian dollars, then apply Australian tax rates, as they do with other foreign income.
Can I use income from another country?
Yes, if you’re an NZ citizen. Lenders accept income in other currencies from NZ citizens only. That includes a citizen living in a third country, such as the United Kingdom, who earns pounds. The same 80% limit and the same income treatment apply.
What is the maximum loan-to-value ratio?
Up to 80% with certain lenders, for NZ citizens and New Zealand Permanent Residents living in NZ. That leaves about a 20% deposit, plus purchase costs. The limit is a maximum, and your income, expenses and debts decide what you can borrow.
Do I need FIRB approval to buy from New Zealand?
No, if you’re an NZ citizen. NZ citizens who hold, or are eligible for, a special category visa don’t need FIRB approval, and any NZ citizen can get that visa on arrival unless refused on character grounds. A New Zealand Permanent Resident who isn’t an NZ citizen is a foreign person and needs FIRB approval.
This article is general information, not personal financial or legal advice. Confirm your eligibility, lender requirements and any FIRB obligations before you apply or commit to a property.