Partner Visa Home Loan — Eligibility & Lender Options

Updated 12 Mar 2026Content was accurate at the time of publication

If you're on a partner (spouse) visa and wondering whether you can buy a home in Australia, this practical guide explains what lenders typically accept, how much deposit you may need, whether Lenders Mortgage Insurance (LMI) will apply, and the documents to prepare. You'll also get clear steps to improve approval odds and the lender and product types that often work for partner visa mortgages.

What is a partner visa home loan?

A partner visa home loan (also called a partner visa mortgage or spouse-visa mortgage) is a standard residential mortgage where at least one borrower holds a partner or spouse visa. Lenders assess these applications by immigration status: temporary partner visas (e.g., onshore subclass 820 or offshore subclass 309 while awaiting entry) are often treated differently from permanent partner visa outcomes (801/100). Loan structure, deposit needs, serviceability tests and interest rate treatment can change depending on whether you are a temporary resident, a permanent resident, or applying with an Australian citizen or permanent resident partner.

This page is for you if you hold a temporary partner visa (e.g., subclass 820/309) or are awaiting the permanent outcome (801/100); your Australian citizen or permanent resident partner who may co-borrow; or brokers and advisers preparing clients for application.

Which partner visas are commonly accepted by lenders?

Lenders vary, but many consider the following partner visa subclasses:

Subclass 820 (onshore temporary partner visa) — commonly accepted by a range of lenders if there is a clear pathway to permanent residency (801) or evidence of ongoing residency.
Subclass 309 (offshore partner visa granted while outside the country) — some lenders will consider this while the permanent 100 outcome is pending, but policies are stricter.
Permanent partner visa outcomes (801/100) — treated like other permanent residents; most lenders apply standard permanent-resident policy once the permanent visa is granted.
Bridging visas (A/B/C/E) that accompany a partner visa application — acceptance depends on the bridging visa subclass, remaining validity and lender risk appetite.

Each lender has its own policy on how long a visa must remain valid at settlement and whether they will lend to someone awaiting a permanent outcome. Confirm current policy with a broker or lender.

How lenders assess partner visa applicants

Lenders evaluate partner-visa borrowers across several standard and immigration-specific criteria:

Residency and visa duration: Lenders check visa grant notices and expiry dates. A shorter remaining visa term can reduce lender appetite or require a larger deposit. Lenders often prefer applicants with a clear pathway to permanent residency (e.g., evidence the permanent outcome is lodged or imminent).

Immigration status classification: Lenders classify you as a temporary resident or permanent resident. Temporary residents typically face stricter serviceability tests, may be excluded from some products, and can be charged an interest rate loading.

Income and employment: Stable, verifiable income increases approval chances. Lenders accept payslips, employment contracts, PAYG summaries and business financials for self-employed borrowers. If your employment is casual, contract or recently commenced, document continuity and likelihood of ongoing earnings.

Credit history: Lenders run credit checks; existing defaults, missed payments or high credit balances reduce borrowing capacity.

Relationship and household evidence: For partner-visa lending, lenders want proof you and your partner share a committed relationship (joint bank accounts, shared bills, lease, statutory declarations). This is particularly important where the citizen or permanent resident partner is the primary applicant or guarantor.

Deposit source and funds history: Lenders verify the provenance of your deposit (savings, gift, sale of asset). Regular savings and traceable money flows help demonstrate genuine savings.

Use of partner income: Many lenders will use the Australian citizen or permanent resident partner's income as part of the serviceability calculation. This is common and often makes applications stronger.

For general borrowing guidance, see ASIC MoneySmart.

Deposit requirements, LMI and interest rate expectations

Understanding typical deposit and LMI rules helps you plan:

Typical deposit expectations: Many lenders prefer a 20% deposit to avoid LMI, particularly for temporary residents. Some lenders will consider loans with 10–15% deposits, but expect stricter assessment, higher rates or LMI.

Lenders Mortgage Insurance (LMI): LMI is usually charged when loan-to-value ratio (LVR) is greater than 80%. If you have less than a 20% deposit, LMI may apply. For temporary partner visa holders, lenders are more likely to require a larger deposit to avoid the perceived additional credit risk, so LMI is common.

Interest rate and margin expectations: Temporary resident borrowers often face a rate loading or higher advertised margins compared to citizens or permanent residents. Specialist or non-bank lenders may offer competitive margins but may have higher fees or stricter conditions.

As a practical example: LVR = (Loan Amount ÷ Property Value) × 100%. Aim for LVR ≤ 80% to avoid LMI.

Which lenders and product types can help?

Policies vary rapidly. The table below compares lender categories and typical policy traits for partner-visa applications.

Lender category	Accept partner visas?	Typical max LVR	Guarantor option	Typical rate mark-up	Notes
Major banks	Sometimes	Up to 80% (often lower)	Rarely required	Moderate	Conservative policy; higher serviceability standards
Second‑tier banks	Often	Up to 85% (case-by-case)	Possible	Moderate	More flexible than majors for documented cases
Non‑bank lenders	Often	Up to 90% (with LMI)	Possible	Higher	More flexible but higher rates and fees
Specialist / non‑conforming	Yes (case-by-case)	Varies widely	Common	Highest	For complex cases or low deposit; trade-off is cost and stricter terms

This is a category-level comparison. Always confirm a lender's live policy prior to applying — policy changes frequently and can depend on visa subcategory and individual circumstances.

For related lending product comparisons, see Non-resident and temporary resident lending options.

Common documentation checklist

Prepare these documents before you apply. Have digital and certified copies ready:

Visa grant notice and passport bio page
Bridging visa or visa application receipts (if relevant)
Proof of current address (utility bills, lease)
Last 3–6 payslips (or 2 years' tax returns for self-employed)
Employment contract or letter confirming ongoing employment
Last 3–6 months' bank statements
BAS/Profit & Loss and tax returns (if self-employed)
Evidence of relationship: joint accounts, lease, bills, photos, statutory declarations
Source of deposit: savings history, sale contracts, gift letter if funds are gifted
Identification documents (driver licence, passport)
Credit-related documents: existing loan statements, credit card balances

For more detail on deposit proof, consult your lender's specific requirements.

Government grants, stamp duty concessions and FIRB rules

Grants and stamp duty concessions: Eligibility for first home owner grants (FHOG) and stamp duty concessions often requires citizenship or permanent residency — temporary visa holders are commonly ineligible. Eligibility varies by state. Check official state revenue sites for the latest rules through Revenue NSW, State Revenue Office Victoria, or Queensland homeowner grants information.

FIRB (Foreign Investment Review Board): Temporary visa holders may trigger FIRB rules if they do not meet the exemption criteria. FIRB approval may be required before settlement for temporary residents purchasing certain property types (e.g., established dwellings vs new dwellings). Check FIRB guidance early in the process.

Options if you can't qualify for a standard home loan

If mainstream approval is not available, consider alternatives — each has trade-offs:

Co-borrow with your partner (citizen or permanent resident) — increases serviceability and acceptance odds.
Guarantor loans — a family member provides security against part of the loan to reduce deposit requirements.
Specialist or non-conforming lenders — accept complex cases but with higher interest and fees.
Larger deposit via savings, gift or family loan — reduces LVR and LMI.
Delaying purchase until permanent residency is granted — improves lender choice and pricing.

Weigh the pros and cons: cheaper rates vs higher flexibility, faster settlement vs long-term cost.

Step-by-step: How to apply

A typical timeline and practical tips:

Prepare documents (2–4 weeks): Gather visa grant notices, payslips, tax returns and deposit evidence.
Speak to a specialist broker (1 week): A broker familiar with partner-visa lending can match you to lenders with the right policy.
Get pre-approval (1–3 weeks): Pre-approval confirms a near-final borrowing capacity subject to property valuation and verification. See home loan pre-approval guidance.
Search and contract (variable): When you have pre-approval, you can make offers. Ensure FIRB and stamp duty implications are checked.
Formal approval and valuation (2–4 weeks): Lender orders valuation and completes final checks.
Settlement (2–6 weeks): Ensure funds are cleared, and all pre-settlement conditions are met.

Practical tips to improve approval odds:

Reduce non-mortgage debt and close unused credit cards.
Document a clear, traceable source of deposit.
If possible, include an Australian citizen or permanent resident co-borrower.
Obtain a broker who knows lender policy nuances and can handle FIRB and visa questions.
Keep payslips and employer letters current.

FAQ

Can I get a home loan on subclass 820?

Yes — many lenders consider subclass 820 applicants if the visa is valid, there's evidence of a pathway to permanency, and documentation (income, deposit, relationship evidence) is strong.

Can my partner's income be used?

Yes. If your partner is an Australian citizen or permanent resident, lenders commonly include their income in serviceability tests.

Will I be charged as a foreign buyer?

FIRB and foreign buyer rules depend on residency and property type. Temporary residents may need FIRB approval in some cases. Check FIRB guidance for your situation.

Am I eligible for FHOG?

Most FHOG programs require citizenship or permanent residency. Check your state revenue office for exact rules.

Do I always need 20% deposit?

Not always, but many lenders prefer 20% to avoid LMI. Some lenders accept lower deposits with LMI or guarantor support.

What is LMI and when is it payable?

Lenders Mortgage Insurance protects the lender if you default. It's typically required on loans with LVR greater than 80%.

Will bridging visas be accepted?

Acceptance depends on the bridging visa subclass and lender policy. Provide full visa documentation and legal status evidence.

How long does pre-approval last?

Typically 90 days but can vary by lender. Confirm exact expiry to avoid reapplication delays.

Can I use gifted funds for my deposit?

Yes, but lenders require a signed gift letter and evidence the funds are genuine (bank statements, source documentation).

What options exist if I'm declined by major banks?

Consider second-tier banks, non-bank lenders, guarantor loans, or specialist lenders as alternatives.

Does my credit history overseas matter?

Lenders may request international credit checks or additional evidence if you have a limited domestic credit history.

Should I use a mortgage broker?

A specialist mortgage broker familiar with partner-visa lending can navigate policy differences and improve approval likelihood.

Key takeaways

Partner visa home loans are available from most lender categories, but temporary residents typically face stricter requirements, higher rates, and larger deposit needs than permanent residents. Preparing strong documentation, considering a co-borrower or guarantor, and working with a specialist mortgage broker familiar with partner-visa policies and FIRB rules will significantly improve your approval chances and help you find the best loan for your situation.