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Expat FinanceIndependent guide

Checked 7 October 2026

Home loans for Australians living overseas

If you are an Australian citizen or permanent resident living abroad, you are not a foreign person for FIRB, but lenders still treat you as a borrower who lives overseas. This page explains in general terms how that tends to work. It is information, not credit advice, and the figures come from broker and lender websites, so they are indicative only.

Where you stand

  • FIRB approvalNot needed. Australian citizens are exempt, and so are permanent visa holders under the regulations. The ATO says some permanent residents who live overseas may still be foreign persons, so confirm your position before you sign.
  • State surchargesCitizens are not foreign persons for state surcharges. Permanent residents should check their state.
  • Loan sizeBrokers report about 80% of the property’s value at select lenders, and 90% to 95% with lenders mortgage insurance at a few.
  • DepositThe spread is wide: from about 10% at specialist lenders to 30% to 50% at some major banks, depending on your currency and your job.
  • IncomeCounted at a percentage that depends on your currency and the lender.

What lenders look at

  • Your income and its currency. Brokers describe an employment contract, six months of payslips, six months of bank statements and two years of tax returns from the country where you live as the standard set. See how foreign income is counted.
  • Your ties to Australia. A lender guide says some lenders require an Australian address or citizenship, while others are more flexible.
  • Where repayments come from. The same guide says you might need an Australian bank account to pay repayments, and one lender says it does not accept repayments in foreign currency.
  • Your tax position. Some lenders assess your application using Australian tax rates rather than those of the country you live in.
  • Your credit history. A credit report from your home country is something some lenders ask for.

Loan size and deposit

Brokers do not agree on one number, and that is the useful finding. One expat broker reports these deposits by type of lender:

Type of lenderDeposit one broker reports
Major banks30% to 50%, depending on currency tier and employment type
Specialist lenders10% to 30%
Credit unions15% to 35%

Source: Odin Mortgage’s expat page. Other brokers report up to 95% inclusive of lenders mortgage insurance for some expats, and a cap around 80% elsewhere. Ask a broker which lender fits your situation.

Documents and signing from overseas

Expect to provide proof of identity and status, income evidence, your deposit and savings history, and a credit report in some cases. Loan documents signed overseas need an approved witness, and you may need a power of attorney if you cannot be in Australia to settle. The document guide covers who can witness your signature and what the states require.

Tax: where expats get caught out

Australian citizenship does not decide your tax residency. If you live overseas you may be a foreign resident for tax, which changes how rent is taxed and removes the main residence exemption when you sell. The buyer also withholds 15% of the price at settlement when a foreign resident sells. See tax on Australian property from overseas.

What to do first

  1. Confirm your status

    Citizen, or permanent resident? It decides your FIRB position and, for permanent residents, how some states treat you.

  2. Work out which of your income counts

    List every income stream and its currency. A broker will ask for each one.

  3. Collect and certify your documents

    Start with the checklist, because anything witnessed overseas needs an appointment.

  4. Talk to a licensed broker

    Use the questions to ask to find out quickly whether a broker knows your situation.

Get a roadmap for your own situation

Two minutes, free, on screen straight away: the cash to plan for, a document checklist, your timeline and the tax points. Get your loan roadmap.

Frequently asked questions

Do Australian citizens living overseas need FIRB approval?

No. Australian citizens are exempt from FIRB approval to buy residential property. Permanent visa holders are exempt under the regulations too, but the ATO says some permanent residents who live overseas may still be foreign persons.

Can I use income paid in another currency?

Often yes. Lenders discount foreign income for exchange-rate risk, and brokers report anything from 60% to 100% being counted for top-tier currencies, depending on the lender.

Do I need an Australian bank account?

Some lenders want one to take repayments. A lender guide says you might need an Australian bank account, so ask before you apply.

Will I owe Australian tax on rent?

If you are a foreign resident for tax, rent is taxed at foreign-resident rates from the first dollar. Your tax residency depends on the ATO’s residency tests, not on your citizenship.

Sources

Lender figures are broker-reported and indicative. Checked 7 October 2026.

Expat Finance is an independent guide. It is not a lender, mortgage broker or credit provider, it does not hold an Australian credit licence, and it does not give credit, legal, tax or migration advice. It is not affiliated with any bank, the ATO or the Foreign Investment Review Board. General information only, not legal, tax, migration or financial advice.