If you qualify as a foreign person, you need approval before buying residential property and must apply through the ATO’s foreign investor services.

If you’re living overseas, it’s easy to assume buying Australian real estate means moving back, flying home for inspections, or being locked out by banks. In my view, that assumption is exactly why many expats and overseas buyers miss opportunities. The truth is simpler (and more practical): yes, you can buy property in Australia without moving back—but you need to understand FIRB rules, lender policy, and how non-resident income is assessed before you fall in love with a property.

Can I get a home loan in Sydney, Brisbane, Perth, Adelaide or any other part of Australia as a non-resident?

The quick answer

Yes. Non Resident Home Loans can allow you to buy property in Australia while living overseas, depending on your citizenship/visa status, the type of property, and whether FIRB approval is required. Foreign persons are generally restricted to new dwellings, off-the-plan, or vacant land with build conditions, and there’s a policy ban on most established dwelling purchases from 1 April 2025 to 31 March 2027 (limited exceptions apply). (Foreign investment in Australia)

Non Resident Home Loans: Can you buy property in Australia as a non-resident?

Yes—but the path splits into two very different tracks:

Track A: Australian citizens and many permanent residents living overseas

In most cases, Australians living abroad can still buy established property and apply for an Australian expat home loan. Lenders may still assess you as “non-resident” for policy purposes because your income is earned offshore, but legally you are not treated the same as a foreign person under FIRB rules.

Track B: Foreign persons and many temporary visa holders

If you are considered a foreign person, you generally need FIRB approval before buying residential property, and what you can buy is restricted (typically new dwellings/off-the-plan or vacant land with conditions). (Australian Taxation Office)

Who is a “foreign person” and when does FIRB apply?

This is where most people get it backwards. They shop “best non-resident home loans in Australia” first, then discover too late that the property itself may not be eligible.

The ATO’s foreign investment guidance explains who is treated as a foreign person and how the approval process works for residential property. Applications for residential property are handled via the ATO’s Online services for foreign investors. (Australian Taxation Office)

Non Resident Home Loans and FIRB: the rule that changes what you can buy

A major rule that shapes your strategy is this: from 1 April 2025 to 31 March 2027, Australian law generally bans foreign persons from purchasing established dwellings, with only limited exceptions. (Foreign investment in Australia)

My opinion: if you ignore this and focus only on interest rates, you’re not “shopping smart”—you’re setting yourself up for an expensive dead end.

Non Resident Home Loans: What deposit do you need and how do lenders assess overseas income?

This is the lending side—the part banks and non-bank lenders use to price risk.

Non Resident Home Loans deposit expectations

While policies vary, non-resident and foreign income borrowers often face:

• Lower maximum LVRs (meaning a larger deposit)
• Tighter servicing buffers
• More conservative treatment of foreign currency income
•  

That’s why people often talk about a “30% deposit”—because lenders commonly require it once they assess residency status, income currency, and property type.

How lenders shade foreign income (and why borrowing power surprises people)

Many lenders apply a haircut (often called “income shading”) to overseas income to reduce currency risk and verification risk. What matters most is:

• Country of residence
• Currency paid in
• Employment type (PAYG vs self-employed)
• Evidence quality (tax returns, payslips, bank statements)

If you’ve searched “international mortgage lenders Australia” or “foreign investor home loan,” this is the real reason outcomes differ between lenders—not because one lender is “nice” and another is “difficult.”

Can expats buy property in Australia and get an Australian home loan from overseas?

Yes—this is exactly what expat home loans and home loans for expats are designed for. Many Australians living overseas use an Australian-based broker model to handle pre-approval, documentation, and settlement remotely.

From an on-the-ground perspective, what usually makes an expat loan smoother is:

• A clean, consistent income story
• Strong deposit position
• Clear asset/liability evidence
• An Australian bank account for repayments

People commonly look for options through major banks (for example Commonwealth Bank expat home loan) as well as specialist brokers. Just keep in mind: bank policy changes over time, so comparisons matter more than brand loyalty.

Can a 485 visa holder buy a house in Australia?

This question comes up constantly: “Can a 485 visa holder buy house in Australia?”

A Temporary Graduate visa (subclass 485) is a temporary visa. Australian law determines your ability to buy property based on whether it treats you as a foreign person and the type of property you purchase. The safest approach is to assume FIRB may apply and confirm eligibility early. The Department of Home Affairs provides the official visa details for subclass 485. (Immigration and citizenship Website)

For temporary residents, foreign investment guidance explains what you can typically buy (often new dwellings with specific conditions), and you must apply for approval through the ATO’s foreign investor services for residential property. (Australian Taxation Office)

How to buy Australian property from overseas step by step

If you want the “boring but effective” process that reduces surprises, here it is:

Step 1: Confirm what you are legally allowed to buy

Start with FIRB/ATO rules first. It will save you weeks. (Australian Taxation Office)

Step 2: Get a non-resident or expat home loan pre-approval (not just a quick estimate)

For non-resident home loan requirements Australia-wide, lenders usually want identity, income, liabilities, and deposit evidence. Major banks outline typical document needs (identity/income/liabilities) as part of the standard home loan process, and non-resident files usually require more verification on top. (CommBank)

Step 3: Line up your conveyancer and remote signing plan

You can complete most of the buying process remotely using digital signing, certified copies, and clearly defined settlement timelines.

Step 4: Make offers with the right conditions

If FIRB approval is required, you must structure your contract accordingly, and your conveyancer will guide you through the process.

Step 5: Compare the real cost, not just the rate

Non-residents should budget for:

• Foreign buyer stamp duty Australia (state based)
• Non resident land tax Australia (state based)
• Expat property tax Australia implications (seek tax advice)

Personal loan for non-resident Australia vs a home loan: don’t mix these up

I’m including this because people search it a lot. A personal loan for non-resident Australia is not a substitute for a mortgage when you’re buying real estate. Personal loans are typically shorter term, higher rate, and not secured against property in the same way. If the goal is property ownership, the correct category is almost always Non Resident Home Loans or an expat home loan, not unsecured debt.

Best way to buy property in Australia as an expat (my practical view)

If I had to boil it down, the smartest play is:

1. Treat it as a policy project, not a property fantasy.
2. Choose the property type that matches your legal status (especially if FIRB applies).
3. Compare lenders based on foreign income acceptance, not advertising.
4. Keep your file clean: fewer moving parts, clearer documents, better outcomes.

This is where RateBuster’s model (compare, then act) becomes powerful—because with expat loans australia and non-resident borrowing, the “best” option is often the lender whose policy fits your profile today.

Authority sources you should rely on

For rules and official processes, I always point people to these first:

• Foreign Investment residential land guidance (including the established dwelling ban policy period). (Foreign investment in Australia)
• ATO guidance on applying to buy residential property as a foreign person and using Online services for foreign investors. (Australian Taxation Office)
• Home Affairs visa information for subclass 485. (Immigration and citizenship Website)

Frequently asked questions about Non Resident Home Loans

Can non residents get a mortgage in Australia?

Yes, depending on your residency status, property type, income source, and lender policy. If you’re a foreign person, FIRB approval and property restrictions usually apply. (Australian Taxation Office)

Can foreigners get a home loan in Australia?

Sometimes, yes. Options vary widely and are typically more restrictive than standard resident lending, particularly around deposits and eligible property types.

Do I need FIRB approval property Australia wide?

If you are considered a foreign person, Australian law requires you to apply for approval before buying residential property, and you must lodge the application through the ATO’s foreign investor services. (Australian Taxation Office)

Can you buy property in Australia without living there?

Yes. Many expats and non-residents buy remotely with the right pre-approval, conveyancing support, and (where required) FIRB approval.

What are non-resident home loans?

Lenders design these home loans for borrowers who live overseas or earn income offshore (including expats), and they apply stricter verification and different policy settings.

Compare before you commit

If you’re serious about buying Australian real estate from overseas, the fastest advantage you can give yourself is clarity: what you can buy, what you can borrow, and which lenders are actually competitive for your residency and income profile.

Compare your options on the RateBuster homepage, then explore the related guides and resources to narrow down the best non-resident and expat pathways for your situation.

If you need help assessing your borrowing power or home loan costs feel free toto use our free Ratebuster calculators.