Purchase and investment
Can you buy while overseas?
Yes. Australian citizens and permanent residents abroad can generally purchase, whether to hold as an investment or to occupy on return.
EXPATS
Buying in Australia while you are living overseas
Foreign income is financeable. It is treated conservatively, and the lender you choose matters more than usual.
IN SHORT
Australian citizens abroad can borrow here, on tighter terms
Lenders will consider applications from Australian citizens and permanent residents living overseas, and many will accept income earned in a foreign currency. What differs is how conservatively that income is treated.
Most lenders apply a discount to foreign income to allow for exchange rate movement, and some restrict which currencies they will accept at all. Maximum loan-to-value ratios are often lower than for a resident borrower.
There are also tax and duty consequences that sit outside lending — foreign resident capital gains rules and, in some states, additional duty and land tax surcharges depending on your residency status. Those belong with your accountant, and they should be understood before you commit.
WHY IT HELPS
What is achievable
Foreign income accepted
Will they count what you earn?
Many lenders accept income in major currencies, with a discount applied to allow for exchange rate movement. Accepted currencies vary between lenders.
Refinancing from abroad
Already own property here?
Existing loans can often be reviewed and refinanced while you are overseas, though the lender options are narrower than they would be at home.
HOW IT WORKS
What makes an expat application work
The variation between lenders is wider here than in almost any other category. One lender's straightforward approval is another's outright decline, purely on residency and currency policy.
- Confirmation of Australian citizenship or permanent residency
- Employment contracts and payslips, often with certified translations
- Foreign tax returns or equivalent income evidence
- A larger deposit than a resident borrower would typically need
- Documents certified appropriately for overseas execution
IS IT RIGHT FOR YOU
Borrowing from overseas
This tends to suit you if
- You are a citizen or permanent resident — which keeps the widest set of lenders available.
- You are paid in a major currency — acceptance is broader and discounts are smaller.
- Your employment is stable and documented — with a clear contract and consistent history.
- You have a larger deposit — which offsets the lender's more conservative view.
Worth weighing up
- Income is discounted — to allow for exchange rate movement.
- Maximum LVRs are lower — so a bigger contribution is generally required.
- Documentation takes longer — certification and time zones both slow things down.
- Tax and duty differ for non-residents — and can be material — get advice before you commit.
Residency status affects stamp duty surcharges, land tax surcharges and capital gains treatment differently in each state. Confirm your position with a qualified tax adviser before purchasing.
How working with us actually goes
Step 1
We start with a conversation, not an application
Step 2
We work out what you can borrow and what it costs
Step 3
We prepare the application and deal with the lender
Step 4
We stay across the loan long after settlement
COMMON QUESTIONS
Questions we get asked about this
Can I get an Australian home loan while living overseas?
Australian citizens and permanent residents living abroad can generally borrow here, though on more conservative terms than a resident borrower.
Non-citizens without permanent residency face a much narrower market and may also require Foreign Investment Review Board approval to purchase.
Which currencies will lenders accept?
Most lenders that operate in this space accept major currencies, and apply a discount to the income to allow for exchange rate movement.
Accepted currency lists differ, and some lenders decline foreign income entirely, which is why lender selection matters so much here.
How much deposit will I need?
Generally more than a resident borrower. Maximum loan-to-value ratios for non-resident applicants are typically lower, and vary considerably between lenders.
We can tell you what is realistic for your country of residence and income currency.
Will I pay extra stamp duty?
It depends on your residency status and the state. Surcharge duty and land tax surcharges generally apply to foreign purchasers rather than to Australian citizens living overseas, but the definitions are technical.
This is a question for a tax adviser or the relevant state revenue office before you sign a contract.
How do I sign documents from overseas?
Most lenders accept documents certified by an appropriate authority — commonly an Australian consular official, a notary public, or another approved person depending on where you are.
Requirements vary by lender and country, so it is worth confirming early since it affects your timeline.
RELATED
Where people usually go next
GET IN TOUCH
Tell us where you are based and what you are looking at.
Would rather talk it through?
(02) 9659 1694Important information
Residency and citizenship status affect lending eligibility, stamp duty, land tax and capital gains treatment. We provide credit assistance only — obtain advice from a qualified tax adviser about your specific position before purchasing.
The information on this page is general in nature. It has been prepared without taking your objectives, financial situation or needs into account, so it is not personal advice and you should consider whether it is appropriate for you before acting on it.
Any rates, figures or examples shown are indicative only. Lending is subject to approval, and lender eligibility criteria, terms, conditions, fees and charges apply. Talk to us about what your own circumstances allow.