Non-Resident Loans
A non-resident home loan may be possible, but permission to buy Australian property and approval to borrow are separate decisions. Your citizenship, visa, ownership structure, location and income all matter. As at 5 October 2026, foreign persons are generally prohibited from buying established homes until 30 June 2029, with limited exceptions. Start by checking your legal position before choosing a property.
The key points
- Living overseas, being a foreign person and being a foreign tax resident are different concepts.
- The established-home restriction now runs to 30 June 2029; older guidance may show 2027.
- Foreign investment approval does not guarantee a lender will finance the purchase.
Confirm which rules apply to you
Non-resident is a broad lending description. An Australian citizen working overseas has a different foreign investment position from a temporary visa holder or foreign national. Australian citizens overseas have an exemption for land acquisitions. Company, trust and joint purchases require separate consideration.
Tax residency uses its own tests. Paying Australian tax does not, by itself, establish that you are exempt from foreign investment screening. Ask a solicitor to confirm the proposed buyers and ownership arrangement, and obtain separate tax advice.
Sources: Treasury: Key concepts, Guidance Note 2; ATO: Your tax residency.
Check the property before committing
Treasury's current guidance extends the established-dwelling prohibition from 1 April 2025 to 30 June 2029. Temporary residents are included. Limited exceptions mainly concern housing supply and certain commercial arrangements; an intention to renovate or live in the home is not a general exemption.
New dwellings and vacant residential land may be considered under the foreign investment framework, subject to approval and conditions. Vacant land generally carries a four-year construction deadline. Applications commonly called FIRB approval for residential property are handled through ATO Online services for foreign investors. Have your solicitor address approval requirements before you sign or bid.
Sources: Treasury: Residential land guidance, updated 1 July 2026; ATO: Apply to buy residential property as a foreign person.
Build a complete finance picture
Prepare evidence of your identity, employment, foreign income, savings, expenses and existing debts. Include overseas commitments as well as Australian accounts. ANZ's published application checklist, for example, requests evidence of foreign income; that document requirement is not an assurance that a particular application will be accepted.
Ask the proposed lender which currencies and income types it accepts, how it assesses overseas earnings, what deposit is required and whether translated documents are needed. These answers should shape your budget before you make an offer.
Sources: ANZ: Home loan application checklist.
Budget beyond the deposit
Allow for approval fees, conveyancing, property checks, currency conversion and a cash reserve. Ask your advisers to identify applicable state duties, ownership taxes and ongoing foreign investment obligations. Discuss settlement timing and any approval conditions early. A larger deposit does not remove legal restrictions or replace the lender's assessment.
Sources: Treasury: Residential land guidance, updated 1 July 2026; ATO: Apply to buy residential property as a foreign person.
Frequently asked questions
Can a temporary resident buy an established home to live in?
Generally no during the current restriction, unless a specific exemption or exception applies. Obtain legal advice on your circumstances before entering a purchase contract.
Does a new apartment automatically avoid the approval process?
No. Confirm its classification and approval requirements. A developer's valid exemption certificate may cover a qualifying purchase, but do not assume every newly advertised apartment is covered.
Does foreign investment approval include loan approval?
No. Government approval concerns the acquisition. The lender separately assesses the borrowers, income, debts and property, and can decline an application.
Sources & further reading
Official guidance and lender information used in preparing this guide. Policies can change; confirm the current rules before making a decision.
- Treasury: Residential land guidance, updated 1 July 2026
- Treasury: Key concepts, Guidance Note 2
- ATO: Apply to buy residential property as a foreign person
- ANZ: Home loan application checklist
- ATO: Your tax residency
General information only, not personal credit, legal or tax advice. Loan availability, fees and terms depend on your circumstances and the lender’s assessment. Approval is not guaranteed.