Home Loans for 482 Visa Holders: Can You Borrow 90% in 2026?
Quick answer
Yes, a 482 visa holder can buy a house in Australia. You will generally need foreign investment approval first, and if you are buying solely in your own name you are currently limited to new dwellings or vacant land rather than established homes. Some lenders will still consider up to 90% of the property value, provided you meet their visa, income and employment criteria.
Can You Really Borrow 90% on a 482 Visa?
Often, yes. Many mainstream banks treat temporary residents as higher risk and default to a cap of 80% of the property value, which means a 20% deposit. But a number of lenders, at times including major banks, will consider up to 90% for skilled migrants on a 482 visa.
The point to take from that is simple: lenders are not interchangeable on this. Some have dedicated migrant lending teams and written policy for skilled workers on temporary visas. Others decline the application type outright. Which lender you approach first matters more than your deposit size.
What lenders typically want to see
- Enough time remaining on the visa, commonly 12 months or more, and some lenders want longer
- Stable employment with your sponsoring employer
- Income that the lender will accept in full, which affects how overtime and allowances are treated
- A clean credit file and manageable existing commitments
Lender policy on temporary visas changes without notice, so treat any specific percentage as a starting point for a conversation rather than a guarantee.
Why Lenders Are More Flexible in 2026
- Skills shortage. Australia's ongoing skills shortage means lenders recognise that skilled migrants on 482 visas are valuable and generally stable borrowers.
- Pathway to permanent residency. Many 482 holders have a clear route through the Temporary Residence Transition stream to a subclass 186 visa, which lenders read as lower risk.
- Sponsored employment. A 482 holder must be sponsored, which itself demonstrates stable employment and verifiable income.
- Income levels. Skilled professionals on 482 visas often earn above average incomes, which supports serviceability.
- Competition. As more lenders have built policy for temporary residents, the others have had to respond, which has widened the options available.
The Property Rule That Applies Until 30 June 2029
New dwellings and vacant land only, if you are buying alone
From 1 April 2025 to 30 June 2029, foreign persons, which includes 482 visa holders, are banned from purchasing established dwellings in Australia unless a limited exception applies. This is a federal restriction and it applies regardless of how strong your loan application is.
If you are buying in your own name, your options are a new or near-new dwelling, or vacant land with a commitment to build. Both still require foreign investment approval and the associated fee.
If an established home is what you want, there are two routes. Buy jointly with an eligible partner, which is covered below, or wait until the restriction lifts. Any guide that still tells a 482 holder they can buy one established home to live in is describing the rules as they were before April 2025.
Buying Jointly With an Australian Citizen, Permanent Resident or Eligible New Zealand Citizen
If your partner is an Australian citizen, a permanent resident or an eligible New Zealand citizen, your position changes substantially. Where you buy an established dwelling together as joint tenants, the acquisition is generally treated as exempt, so foreign investment approval is not required and the established dwelling ban does not block the purchase.
Lenders also tend to read a joint application with an eligible partner as a stronger proposition. Combining incomes usually lifts borrowing capacity, and some lenders will extend to around 95% of the property value with an eligible co-borrower on the application, compared with the 90% commonly available to a 482 holder buying alone.
This is usually the strongest position available
A joint purchase with an eligible partner opens up established dwellings, removes the approval fee in most cases, and often improves both the rate and the maximum loan. The structure matters though. Joint tenants is the arrangement that produces the exemption, and tenants in common does not. Confirm the structure with your conveyancer before you sign anything.
Short-Term and Medium-Term Streams: Why Lenders Care
| Short-term stream | Medium-term stream | |
|---|---|---|
| Visa length | Commonly 2 years | Commonly 4 years |
| Occupation list | Short-Term Skilled Occupation List | Medium and Long-term Strategic Skills List |
| Residency pathway | No direct pathway | Pathway to subclass 186 after a qualifying period with your sponsor |
| How lenders read it | Higher risk, tighter visa expiry requirements | Lower risk, generally a wider panel of willing lenders |
In practice, medium-term stream applicants often find it easier to access higher loan to value ratios and a broader choice of lenders. Short-term stream applicants face tighter rules on how much visa time must remain, and a smaller pool of lenders willing to look at the file at all. Knowing which stream you are on changes where the application should go first.
What It Costs Beyond the Deposit
The deposit is rarely the largest surprise for a 482 buyer. Two other costs usually are.
| Cost | What to expect |
|---|---|
| Foreign investment application fee | From $15,600 for a new dwelling or vacant land valued at $1 million or less, and $31,300 between $1 million and $2 million, for applications from 1 July 2026. Fees are indexed each 1 July and are not refundable. |
| Foreign buyer duty surcharge | Charged by most states on top of normal transfer duty, commonly 7% to 9% of the property value. On many purchases this is the single largest additional cost. |
| Lenders mortgage insurance | Payable above 80% of the property value. It can be more expensive for temporary residents, and not every insurer covers 482 holders. |
| Annual vacancy fee | Applies after settlement if the property is neither occupied nor genuinely available for rent for at least 183 days a year. It is double the application fee, and an annual return is required either way. |
Frequently Asked Questions
Can I really borrow 90% on a 482 visa in 2026?
Often yes. Many mainstream banks default to a cap of 80% for temporary residents, but a number of lenders, at times including major banks, will consider up to 90% for 482 holders. You will generally need enough time remaining on your visa, commonly 12 months or more, stable sponsored employment and income the lender will accept. Policy varies between lenders and changes without notice.
Can a 482 visa holder buy an established home?
Not while buying alone. From 1 April 2025 to 30 June 2029, foreign persons including 482 holders cannot purchase established dwellings unless a limited exception applies. Buying in your own name means a new or near-new dwelling or vacant land. Buying as joint tenants with an Australian citizen, permanent resident or eligible New Zealand citizen partner generally removes the restriction.
How much are the foreign investment fees in 2026?
For applications from 1 July 2026, a new or near-new dwelling or vacant land valued at $1 million or less attracts a fee of $15,600, and $31,300 between $1 million and $2 million. Fees are indexed each 1 July and are not refundable, even if the application is refused or the purchase does not proceed. Most states also charge a foreign buyer duty surcharge on top.
Do I pay LMI if I borrow 90% on a 482 visa?
Yes. Borrowing above 80% of the property value generally means lenders mortgage insurance, which protects the lender rather than you. For temporary residents it can be more expensive, and not every insurer covers 482 holders, so the choice of lender affects both whether you are approved and what the insurance costs.
Can I use the First Home Guarantee to avoid LMI?
No. The First Home Guarantee and the other federal deposit schemes are open to Australian citizens and permanent residents only, and New Zealand citizens on a subclass 444 visa are treated as permanent residents for that scheme. A 482 holder buying alone cannot use them. If your partner is eligible and you buy together, their eligibility may apply to the purchase.
What happens to my loan if I get permanent residency?
Permanent residency usually improves your position. You are no longer a foreign person for investment purposes, the deposit schemes may open up, and refinancing to a lender with better pricing often becomes possible. It is worth reviewing the loan at that point rather than leaving it on the terms you accepted as a temporary resident.
Find the lenders that will actually say yes
We compare more than 50 lenders and know which ones have written policy for 482 holders, how much visa time each one needs, and what they will accept as income. We speak English, Nepali and Hindi.
Book a free consultation Call 0431 790 889Sources
- Australian Taxation Office, residential fees for a foreign person: ato.gov.au
- Foreign Investment Review Board, changes to foreign purchases of established dwellings: foreigninvestment.gov.au
- Department of Home Affairs, subclass 482 visa: immi.homeaffairs.gov.au
This article is general information only and is current as at October 2026. It does not take into account your objectives, financial situation or needs, and it is not migration advice. Lender policies for temporary visa holders vary between lenders and change without notice, and no loan to value ratio quoted here is a guarantee of approval. Foreign investment rules, application fees and state duty surcharges also change, and fees are indexed each 1 July. Confirm the current position with the Australian Taxation Office, a registered migration agent where relevant, and your conveyancer or solicitor before acting. Lending criteria, terms, conditions, fees and charges apply, and approval is subject to assessment.
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