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EXPAT AND NON RESIDENT LENDING

Expat and non resident home loans

Buying in Australia from anywhere

Living in London, Singapore, Dubai or anywhere else. Earning in a foreign currency. Wanting to buy or refinance property back home. Different rules, fewer lenders, and a broker who knows which ones actually do these loans.

560+ Australian families helped
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5.0 from 118 Google reviews No cost to you Respond within 1 business day
Last reviewed: August 2026
Home>Home Loans>Expat and non resident home loans
The expat lending landscape

What makes expat lending different

Borrowing from overseas is not simply a standard home loan with a different address. The rules change, the lender pool shrinks, and the assessment criteria shift in ways that catch most borrowers off guard. Lendology specialises in navigating these differences so you do not waste time with lenders who will not approve your application.

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Foreign income shading - Lenders convert your overseas income to Australian dollars and then apply a discount (called shading) of 15 to 40 per cent. The discount varies by lender, currency and country. Lendology identifies which lenders shade your specific income the least.
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Restricted LVR caps - Most lenders cap expat lending at 70 to 80 per cent LVR, well below the 90 to 95 per cent available to domestic borrowers. The exact cap depends on your residency status, property type and location. Lendology finds the highest available LVR for your situation.
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Fewer lenders on the field - Many major banks and non bank lenders simply do not write expat loans. The ones that do have very specific policies around which countries, currencies and visa types they will accept. Lendology knows which lenders are actively writing these loans right now.
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FIRB requirements - Foreign nationals (non citizens and non permanent residents) generally need Foreign Investment Review Board approval and may face additional state surcharges. Australian citizens are exempt regardless of where they live. Lendology clarifies your obligations upfront.
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Non resident tax implications - Non residents for tax purposes face different capital gains tax rules, including a 12.5 per cent withholding at settlement on properties over $750,000. Lendology works alongside your accountant to ensure the lending structure accounts for these obligations.
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Time zone challenges - When you are 8 or 12 hours ahead or behind, coordinating with lenders, conveyancers and valuers becomes difficult. Lendology manages the entire process across time zones so you do not need to take calls at midnight.
How it works

The Lendology process

1
Situation assessment
We review your residency status, income currency, employment type and property goals to understand exactly which lending criteria apply to you.
2
Lender matching
We identify which lenders actively write expat loans for your specific country, currency and borrower profile, and compare how each one shades your income.
3
Remote document collection
We collect everything digitally. Payslips, bank statements, employment contracts and identity documents, all handled through secure file sharing and video calls.
4
Application and settlement
We manage the application, liaise with valuer and conveyancer, handle any lender queries and coordinate settlement. You do not need to fly home.
Understanding the categories

Expat vs non resident vs foreign national

These three categories sound similar but they carry very different lending criteria, LVR caps and lender availability. Knowing which category you fall into is the first step to understanding what is possible.

Most common
Australian citizen living overseas
You hold an Australian passport but live and work in another country. You are exempt from FIRB. Most expat friendly lenders will consider your application, though LVR caps typically sit at 70 to 80 per cent and your foreign income will be shaded. This is the most straightforward category for expat lending.
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Australian permanent resident living overseas
You hold Australian permanent residency but are not a citizen, and you currently live overseas. FIRB exemptions may apply depending on your circumstances. The lender pool is slightly smaller than for citizens, and some lenders impose tighter LVR restrictions. Your permanent residency visa status and re entry permissions will be assessed.
Restricted
Foreign national with no Australian citizenship
You are not an Australian citizen or permanent resident. FIRB approval is required, and additional state based surcharges may apply (up to 8 per cent in some states). The lender pool is very limited, LVRs are typically capped at 60 to 70 per cent, and some lenders will not consider this category at all. Lendology identifies the options that do exist.
Working remotely

How we help from a distance

You should not need to fly home to arrange a home loan. Lendology is a boutique brokerage built to work with clients wherever they are. Everything is handled digitally, and we schedule around your time zone.

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Digital document collection - Everything is shared through secure file links. Payslips, bank statements, employment contracts, identity documents, proof of address overseas. No physical paperwork required.
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Video meetings across time zones - We schedule calls that work for your location. Whether you are in London, Hong Kong, the Middle East or the Americas, we find a time that does not require you to set an alarm at 3am.
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Managing the process remotely - From application lodgement through to valuation, conditional approval, unconditional approval and settlement, Lendology manages every step. You receive updates by email or message at times that suit your schedule.
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Coordinating with your team in Australia - We liaise directly with your conveyancer, accountant and real estate agent. We make sure everyone is aligned without you needing to make a dozen calls during your working day overseas.
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No need to fly home - Identity verification, document signing and settlement can all be managed remotely. Some lenders accept digital verification of identity, and for those that require certified documents, we guide you through the process at an Australian consulate or approved provider in your country.
Google reviews

What our clients say

Scenarios we handle

Common expat scenarios

Every expat situation is different, but these are the scenarios we see most often. If yours does not fit neatly into one of these, get in touch. We have likely seen something similar.

Investment
Buying an investment property from overseas
You are living and working overseas and want to purchase an investment property in Australia while you are away. Your rental income can support the application, but lenders will shade your foreign salary and restrict the LVR. Lendology identifies the lender that gives you the best borrowing position based on your currency and country.
Refinancing
Refinancing an existing Australian property while abroad
You already own property in Australia but your current lender's rate is no longer competitive, or you need to access equity. Refinancing as a non resident can be more complex because you need to meet the new lender's expat criteria. Lendology compares the options and handles the switch remotely.
Returning home
Returning to Australia and buying before you land
You are planning to move back to Australia and want to purchase a home before you arrive so you have somewhere to live when you land. Some lenders will assess you under standard domestic criteria if you have a confirmed return date and Australian employment. Others will still treat you as an expat until you are physically back. Lendology navigates the timing.
Joint application
Non resident spouse on a joint application
One borrower lives in Australia and earns locally, the other lives overseas and earns in a foreign currency. The lender assesses each borrower according to their residency status. The Australian resident spouse is assessed under standard criteria while the overseas borrower may have their income shaded. Lendology structures the application to maximise the combined position.
Guides and tools

Go deeper

Service
Investment loans
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Service
Refinancing
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Calculator
Repayment calculator
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Calculator
Borrowing power calculator
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Service
Pre approval
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Common questions

FAQs

Can I get a home loan in Australia while living overseas?
Yes. Several Australian lenders offer home loans to Australian citizens and permanent residents living overseas. The key differences are restricted LVR caps (typically 70 to 80 per cent), foreign income shading where your income is discounted by 15 to 40 per cent depending on the currency and country, and a smaller pool of lenders willing to consider the application. Lendology identifies the lenders who actively write expat loans and structures your application to suit their criteria.
What LVR can I borrow as an expat?
Most lenders cap expat lending at 70 to 80 per cent LVR, depending on the property type, location and your residency status. Some lenders will consider higher LVRs for Australian citizens earning in certain currencies. Lendology identifies the maximum LVR available for your specific situation.
Do I need to pay FIRB fees if I am an Australian citizen?
No. Australian citizens are exempt from FIRB approval regardless of where they live. Australian permanent residents who have been living overseas may also be exempt in many cases. Foreign nationals who are not citizens or permanent residents will generally need FIRB approval and may face additional surcharges depending on the state. Lendology clarifies your obligations before you proceed.
How is my foreign income assessed by Australian lenders?
Lenders convert your foreign income to Australian dollars and then apply a shading or discount, typically between 15 and 40 per cent. The discount varies by lender, currency and country of residence. Some currencies are treated more favourably than others. Lendology compares how different lenders shade your specific income to find the one that gives you the strongest borrowing position.
Can my spouse in Australia be on the loan if I am overseas?
Yes, joint applications where one borrower is in Australia and the other is overseas are common. The lender will assess each borrower according to their residency status, so the Australian resident spouse is assessed under standard criteria while the overseas borrower may have their income shaded. Lendology structures the application to maximise the combined borrowing capacity.
Related services

You might also be interested in

Investment loans
Many expats purchase investment properties in Australia. Lendology structures the lending to work with your foreign income and maximise borrowing capacity.
Learn more →
Refinancing
Already own property in Australia? Refinancing as a non resident requires the right lender. Lendology runs the comparison and handles the switch remotely.
Learn more →
Self employed
Self employed expats face a double challenge: foreign income shading plus complex income structures. Lendology navigates both.
Learn more →
Living overseas? Let's talk property.
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