Understanding Home Loans for Migrant Temporary or Permanent Visa Holders

To simplify the term, a migrant is defined as an individual that has been granted an Australian government Residence Visa in a Subclass on a temporary or permanent Visa for entry into Australia, i.e.:

• A Permanent Residence Visa Holder would allow an individual unrestricted working rights in Australia and they can remain in Australia indefinitely.
• A Temporary residence Visa Holder allows an individual to live in Australia for a limited time only and they may have restricted working rights.

Migrant home loans in Australia offer an opportunity for individuals looking to purchase property in the country. These home loans provide financial assistance to migrants, including those on temporary Visas and other temporary residency permits. Despite the challenges often associated with securing a home loan as a migrant, various options exist to facilitate property ownership.

Deposit Requirements for Migrant Home Loans

The deposit requirements for migrant home loans are influenced by the borrower’s residency status and the specific Visa type. Borrowers with permanent residency or purchasing with a co-borrower holding permanent residency may only need a 5% deposit, while others on temporary Visas might require a higher deposit, up to 20% of the purchase price. Please note, Financial Considerations Beyond Loan and Deposit Amounts. For a loan above an 80% LVR loan, lenders may only require that you have the required deposit, however to finalise the purchase depending on which state you are purchasing in Australia, you will need an additional 2% to 7% or more. Link for more information.

Visa Holder Specific Home Loan Options

Different Visa categories entail varying loan options. For instance, migrants on a temporary Visa residing in Australia may be only eligible for a 90% to 95% LVR loan, while those on other types of Visas residing in or out of Australia may be limited to 70% LVR. Each Visa category has its specific lending policies, affecting the deposit amount and loan terms.

Foreign Investment Review Board (FIRB) Approval

For the temporary residency Visa Holders looking to purchase a property an approval document from the Federal Government Treasury, Foreign Investment Review Board (FIRB) will be required. As a purchaser who will eventually be shown on the title, this FIRB approval must be held prior to a loan being submitted since the lender can only approve the loan to ensure the conditions comply with the FIRB approval issued.

Foreign Investment Review Board (FIRB) Exception for Temporary Residency

As a Temporary Visa Holder an exception is allowable to the FIRB requirement is where the applicant is purchasing or owns a property as Joint Tenants in a 50%/ 50% ownership, with an Australian or New Zealand citizen, or a Permanent Resident, who is their spouse. This exception cannot apply where the property ownership is Tenants in Common ownership as in an example of an 80% / 20% ownership. For these types of ownerships we recommend that you seek legal advice.

Financial Considerations Beyond Loan and Deposits

While migrant home loans cover a significant portion of the property purchase price, applicant and borrowers must also take into consider additional costs associated with a property purchase such as the stamp duty, registration fees and purchasing fees. For a loan above an 80% LVR loan, you may have the required deposit to make up the balance of the 100% of the loan however lenders will require that you have the balance to funds to settle the purchase. These addition funds typically range from 2% to 7% or more, to cover any mortgage insurance premiums plus state stamp duties, state registrations costs and your own conveyancing solicitor costs. For a loan at 95% LVR with Lenders Mortgage Insurance (LMI) the LMI Premium will need to be added to the loan. Under the lender policy requirements the loan to value ratio (LVR) must not exceed 95% so therefore the loan is reduced by 2% to 4% to absorb the LMI premium to that the loan LVR does not exceed 95%. The 2% to 4% are funds you are required to have available plus your 5% deposit. Therefore you may have your required deposit to apply for a loan, however you need to calculate these additional funds to show to a lender, who will ask for “Funds To Complete”. To calculate property purchase costs, please follow this link to our calculator webpage.

Conditions for a Migrant Home Loan

Customers or Applicants holding Visas who can satisfy the lenders domestic policy requirements are assessed on the lenders and mortgage insures standard income verification policy in Australia.

Basic Documents required for Migrant loans;

• Copy of the Passport and Visa Type (as per the approval Visa List)
• FIRB approval (For temporary residents)
• Current payslip for income verification
• An employment contract, (if available)
• Proof of Savings in a bank account to show the available deposit and additional funds to complete the purchase for government costs and fees.

Resent Visa Arrivals and Lending Criteria:

If you’re a recent arrival and don’t meet the lender’s standard criteria, the maximum loan amount might be capped at 80% of the purchase price (requiring a 20% deposit). The loan will be assessed under the lender’s New Resident Migrant or Non-Resident Lending policy.

Meeting Lender Credit Criteria:

All borrowers must meet the lender’s credit criteria and provide document verification to comply with the National Credit Code and Code of Banking Practice. Additionally, all borrowers must benefit from the loan transaction. Co-borrowers must also receive a beneficial interest from the loan.

This Overview should provide a clearer understanding of migrant home loans in Australia. Remember, seeking professional financial advice is recommended to tailor your specific situation and explore personalised loan options.