Can you get a home loan on a partner visa in Australia?
Yes, in most cases. Partner visas (Subclass 300, 309, and 820) are among the most favourable temporary visas for getting a home loan in Australia. When you buy as joint tenants with your Australian citizen, permanent resident, or eligible New Zealand citizen (Subclass 444) partner, you can:
95%LVRBorrow up to 95% loan-to-value ratio (LVR), with a deposit from 5%
Buy a new or established home
Usually avoid Foreign Investment Review Board (FIRB) approval and its fees
7daysGet pre-approval in as little as 7 days for straightforward files
If you buy on your own without an eligible Australian or NZ partner on the title, lenders typically cap borrowing at 70% to 80% LVR (a 20% to 30% deposit) and FIRB rules apply.
Maximum loan to value ratio, based on who is buying:
You + your partner up to 95%
On your own 70% to 80%
0%100%
How lenders assess a partner visa application
Visa lending is not standard across banks.
Some banks may
Decline a temporary visa outright
Cap your loan at 70% to 80% LVR
Refuse to count the visa holder’s income
vs
Other lenders on our panel will
Assess a Subclass 820, 309 or 300 holder
Buying jointly with an Australian or eligible NZ partner
On standard Australian terms
When assessing a joint application, lenders look at:
Your combined household income
Both partners’ salaries can be counted
Your employment history and stability
Your deposit size and its source
Evidence of your relationship
Such as cohabitation and shared finances
Your current visa subclass and pathway to permanent residency
“…my partner is an Australian citizen, which made it hard for us to find a lender. MAP Home Loans did an amazing job and we couldn’t be happier now that we can move into our first home.”
SSiri and Harlan
What most lenders see
A couple who live together and share financial commitments presents a straightforward file to most lenders, though recently partnered couples can also qualify when the application is structured for the right bank.
Partner visa subclasses: 300, 309 & 820
The Australian partner visa system has an onshore stream, an offshore stream, and a prospective marriage entry point. Here is how lenders view each stage:
Visa
Where you apply
Leads to
How it works
Lending position
Subclass820:onshore partner visa (temporary)
Where you apply
You apply while already in Australia.
Leads to
801 Permanent partner visa
How it works
Once granted, the 820 lets you live and work in Australia while the Department of Home Affairs processes your permanent partner visa (Subclass 801).
Lending position
Strong
If you’re living in Australia and earning Australian income, lenders can verify your employment and income easily. The 820 is the most common partner visa we see in home loan applications.
Subclass309:offshore partner visa (provisional)
Where you apply
You apply from outside Australia.
Leads to
100 Permanent visa
How it works
Once granted, the 309 lets you travel to and live in Australia with your partner while your permanent visa (Subclass 100) is processed.
Lending position
Viable, with a few extra checks
If you’ve recently arrived in Australia, some lenders ask to see a period of local employment before counting your income. If you’re still overseas or newly arrived, your Australian partner’s income and employment carry more weight initially.
Subclass300:Prospective Marriage visa (not married yet)
Where you apply
You apply from overseas if you’re engaged to an Australian citizen, permanent resident, or eligible New Zealand citizen.
Leads to
After you marry820/801 Partner visa, applied for onshore
How it works
The Prospective Marriage visa (Subclass 300) is your entry point. You marry within the visa period and then apply onshore for the 820/801 partner visa.
Lending position
Viable, with a few extra checks
Buying with your Australian fiancé as joint tenants gives you access to up to 95% LVR, usually with no FIRB approval or fees.
Which visa you hold matters less than you think
Your co-buyerAustralian citizen, permanent resident or eligible New Zealand citizen
YouSubclass 300, 309 or 820
Buying as joint tenantsStandard Australian lending terms
Read the full explanation
For lenders, the deciding factor usually isn’t whether you hold a 300, 309, or 820. It’s that you’re buying jointly with an Australian citizen, permanent resident, or eligible New Zealand citizen partner. Buying together as joint tenants is what gives you access to standard Australian lending terms.
What deposit and LVR (loan to value ratio) is available on a partner visa?
Up to 95% LVR (a 5% deposit) is available when buying jointly with your partner. Your deposit size determines how many lenders you can choose from and whether Lenders Mortgage Insurance (LMI) applies:
Deposit
LVR
LMI
What it means
5%
95%
Yes, higher
Buy sooner, fewer lenders
10%
90%
Yes, lower
Wider lender choice
20%+
80%
None
Widest choice, no LMI
How LMI works
With a 5% or 10% deposit, the lender charges a one-off LMI premium, which can often be capitalised (added) into your total loan up to the lender’s LVR cap. With deposits of 20% or more, LMI is no longer required.
Worked exampleOn an $800,000 property
5% deposit
$40,000$120,000 difference
20% deposit$160,000
On an $800,000 property, the difference between a 5% deposit ($40,000) and a 20% deposit ($160,000) is $120,000.
For many couples, accessing 95% LVR is the difference between buying now and renting for years while waiting for permanent residency.
If you don’t have a deposit saved, a family guarantor loan can help you buy sooner and avoid paying LMI.
How a guarantor loan sits against the purchase price
Loan: up to 105% of the purchase price
80%
20%
Purchase costs such as stamp duty
At LVRs of 80% or below, you can apply to release the guarantee
Purchase price
80% of the purchase price80% of price
About 20%: your guarantor’s limited securityGuarantor’s security
Purchase costs such as stamp dutyPurchase costs
Illustration only. Funding limits and who can act as guarantor vary by lender.
Step 1
20%
Your guarantor offers security
A parent (and with some lenders, a sibling) uses equity in their own Australian property or a cash term deposit as limited security for about 20% of the purchase price.
Step 2
105%
The lender funds the purchase
With an eligible guarantor, some lenders fund up to 105% of the purchase price, covering both the property price and purchase costs such as stamp duty.
Step 3
80%
You release the guarantee
Once your loan balance reduces or your property grows in value so your LVR reaches 80% or below, you can apply to release the guarantee.
See whether a guarantor loan could work for you
A Free Lending Assessment looks at your situation and your options, without cost or obligation.
A partner visa doesn’t put you on a stripped-back loan or higher non-resident interest rate when you apply with a lender that accepts your visa. You get the same loan features as any Australian borrower with that lender.
Same loan features as any Australian borrower
with a lender that accepts your visa. Potential options can include:
An offset accountto reduce the balance you pay interest on
A redraw facilityso you can make extra repayments and access them later if needed
Professional package discountson interest rates and annual fees
Unlimited extra repaymentson variable-rate loans to pay your mortgage off faster
Partner visa holders buying with an Australian citizen, permanent resident, or eligible New Zealand citizen may qualify for state government grants and stamp duty concessions.
First Home Owner Grant (FHOG)
$10,000to $50,000
First home buyer stamp duty concessions
Severalstates
Foreign buyer stamp duty surcharge
7%to 9%
How each one applies
Grant. Eligibility varies by state and territory. In several states, couples buying or building a new home can access the grant when at least one partner is an Australian citizen or permanent resident (or eligible New Zealand citizen), even if the other partner holds a temporary partner visa. Grant amounts range from $10,000 to $50,000 depending on the state, property type, and price cap.
Concessions. Stamp duty exemptions or concessions for eligible first home buyers below set price thresholds when buying with an Australian citizen or permanent resident partner.
Surcharge. Most states charge it on residential purchases by temporary visa holders (for example, 9% in New South Wales and 8% in Victoria and Queensland). For partner visa couples, whether it applies depends on how the title and loan are structured, which we check with you before you buy.
What grants and fees apply to you?
Whether this surcharge applies to a partner visa holder buying a home to live in with an Australian partner depends on your state, how long you’ve lived in Australia, and how the purchase is structured.
Several states provide exemptions for eligible spouse purchases.
1Your state
2How long you’ve lived in Australia
3How the purchase is structured
We calculate your exact stamp duty position
We show you your options before you commit to a property.
What happens to your home loan when your permanent visa is granted?
Your existing home loan continues without disruption, and your future lending options expand. The partner visa is a two-stage pathway where the temporary visa (820 or 309) leads to the permanent partner visa (801 or 100).
Stage 1
Temporary visa
820Onshore partner visa
309Offshore partner visa
Permanent residency granted
Stage 2
Permanent visa
801Permanent partner visa
100Permanent partner visa
Your existing home loan carries on through both stages
Once permanent residency is granted, you gain
No foreign buyer stamp duty surcharge
Permanent residents who live in Australia are not classified as foreign buyers for state stamp duty purposes on future purchases
Full lender panel access
Every Australian lender treats permanent residents living in Australia on the same basis as citizens, opening up the full market
Refinancing options
Once you hold your 801 or 100 visa, you can refinance to access sharper rates, better terms, or equity if the market or your circumstances have moved
Pre-approval in as little as 7 days for straightforward files
04Purchase
Buy from an assessed position
05Settlement
Your loan settles and the home is yours
We had so many questions, concerns and requests for calls, but MAP Home Loans were able to put us at ease with their expertise and responsiveness, guiding us through a stressful and complicated process.
We can’t recommend our broker highly enough, especially for people in our partner visa situation.
A & DAdam & DanielaPartner visa, first home
After waiting almost 5 months for another mortgage broker to unsuccessfully process our home loan, my husband and I had almost given up on buying our own property in Australia while he was on an 820 visa.
KKellie820 visa, first home
My broker knew all the ins and outs of the rules regarding purchasing a property when on a temporary visa.
T & HTom and HayleyBridging visa, applying for a partner visa
Partner visa home loan FAQs
Can I get a home loan on a partner visa in Australia?Short answer: Yes, up to 95% LVR
Yes. If you hold a Subclass 820 (onshore), Subclass 309 (offshore), or Subclass 300 (prospective marriage) visa and buy as joint tenants with your Australian citizen, permanent resident, or eligible New Zealand citizen partner, you can borrow up to 95% LVR (a 5% deposit) on standard lending terms.
What deposit does a partner visa holder need?Short answer: From 5% when buying jointly
When buying jointly with an Australian citizen, permanent resident, or eligible New Zealand citizen partner, deposits start from 5% (95% LVR) with multiple lenders.
5%95% LVRBuying jointly with an eligible partner. Multiple lenders.
10%Wider choiceWider lender choice and lower Lenders Mortgage Insurance (LMI).
20%No LMIRemoves LMI altogether.
20% to 30%70% to 80% LVRBuying on your own without an eligible partner, you typically need this.
Your deposit can come from genuine savings, documented overseas transfers, family gifts, or the First Home Owner Grant where eligible.
Can we take advantage of the Australian Government 5% Deposit Scheme on a partner visa?Short answer: Not on a joint application
Not on a joint application. The Australian Government 5% Deposit Scheme requires every applicant on the loan to be an Australian citizen or permanent resident aged 18 or over, so having a temporary partner visa holder on the application makes a joint purchase ineligible. The scheme can only be used if your Australian citizen or permanent resident partner qualifies and buys in their sole name, or once your permanent visa (801 or 100) is granted.
Do partner visa holders need FIRB approval?Short answer: In most cases, no
In most cases, no. If you buy a residential property as joint tenants with your Australian citizen, permanent resident, or eligible New Zealand citizen spouse or de facto partner, you are exempt from FIRB approval and its fees. If you buy in your sole name or as tenants in common, FIRB approval and fees apply.
Can a partner visa holder buy an established home?Short answer: Yes, as joint tenants
Yes, when you buy as joint tenants with your Australian citizen, permanent resident, or eligible New Zealand citizen partner. Because the joint-tenant spouse exemption applies, the current ban on foreign persons buying established homes does not affect your purchase. If you buy on your own without an eligible partner, you are restricted to new dwellings or vacant land.
What is the difference between joint tenants and tenants in common?Short answer: Only joint tenants qualify
To qualify for the FIRB spouse exemption, you must purchase as joint tenants.
Qualifies Joint tenants
Hold equal, undivided shares in the property together.
Qualifies for the FIRB spouse exemption.
Does not qualify Tenants in common
Hold separate, defined shares (such as 50/50 or 70/30).
Even with your Australian partner, this does not qualify for the exemption, which means FIRB approval and fees would apply and the current ban on foreign persons buying established dwellings would restrict what you can buy.
Can I get the First Home Owner Grant on a partner visa?Short answer: Depends on your state
Eligibility depends on your state or territory. In several states, couples buying or building a new home can receive the grant when one partner is an Australian citizen or permanent resident, even if the other partner holds a temporary partner visa. Grant amounts range from $10,000 to $50,000 depending on the state, property type, and purchase price cap. We confirm your eligibility during your assessment.
What happens to my home loan when my permanent visa (801 or 100) is granted?Short answer: Loan continues unchanged
Your existing home loan continues unchanged with no disruption. However, your borrowing position improves: as a permanent resident living in Australia, you gain access to the full panel of 31+ lenders, potential refinancing options at sharper rates, no foreign buyer stamp duty surcharge on future purchases, and the ability to buy property in your sole name without FIRB approval.
Can a subclass 300 (prospective marriage) visa holder get a home loan?Short answer: Yes, up to 95% LVR
Yes. Buying jointly with your Australian citizen, permanent resident, or eligible New Zealand citizen fiancé as joint tenants, a Subclass 300 visa holder can access up to 95% LVR and is usually exempt from FIRB approval and its fees, on the same terms as a 309 or 820 visa holder. Buying on your own, borrowing is typically capped at 70% to 80% LVR and FIRB approval is required. When you marry and transition to an 820 visa, your loan continues unchanged.
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