Australian expat mortgage

Yes. Australian citizens and permanent residents living overseas can borrow to buy or refinance property at home, though a smaller group of lenders will consider it. Most discount foreign income when assessing serviceability. Approval depends on your currency, employment and residency status, and on the lender's policy.

Generally more than a resident borrower, and the exact requirement varies considerably by lender and by your income profile. Some lenders on our panel are more accommodating than others. We tell you the realistic deposit position for your specific circumstances before you start looking at properties.

Major currencies are the most widely accepted, and lenders treat them most favourably in servicing calculations. Less common currencies are accepted by fewer lenders and are usually discounted harder. Which lender suits you depends on where you are paid, so it is the first thing we check.

No. The application runs by email and video call, and identification is certified at an Australian embassy, consulate or by an approved agent. Documents can be signed overseas or through a power of attorney. We organise the certification path early because it is the usual cause of delay.

Australian citizens are generally not treated as foreign buyers, since the rules turn on citizenship and residency rather than where you live. Permanent residents and other statuses can differ. We flag what applies to your situation, and recommend confirming it with a tax adviser before you sign.

Often yes, though the pool of lenders narrows while you are non-resident. Some lenders will keep an existing expat loan but not write a new one. If your property is rented, that income usually helps the assessment and is counted at a discount, subject to lender approval.

It depends on the lender and the contract. Permanent employment with an established employer is the most straightforward, while short contracts, allowances and bonus-heavy packages are treated cautiously. Two years of consistent history in the same role makes a real difference to how much income counts.

Nothing automatically, but your position improves. Australian income removes the currency shading that limited your borrowing capacity, so the loan is worth reviewing once you are resident again. We diarise it rather than leaving you on a product chosen for a situation you are no longer in.

An expat file carries risks a domestic one does not: income arrives in another currency, employment sits under another country's law, and recovery is harder if something goes wrong. Lenders respond predictably. Most shade foreign income so less of it counts towards servicing, some restrict which currencies they accept, deposit requirements are often higher, and a number decline non-resident applications outright.

Transfer duty in Western Australia and any surcharge that applies to your status, land tax on a property you do not live in, Foreign Investment Review Board approval where it applies, currency conversion costs on moving your deposit, and rates, insurance and property management on a place you cannot inspect. Your Australian tax residency also affects rental income, capital gains and the main residence exemption, so speak to an accountant who works with expats before you sign.

Often yes, though your options narrow while you are non-resident and some lenders that will hold an existing expat loan will not write a new one. It is worth checking what your rate has drifted to since you left, releasing equity for another purchase if servicing allows, switching between interest only and principal and interest, and adding an offset account if you keep funds in Australia.

Start the conversation before you resign rather than after you land, keep your Australian accounts and credit history active while abroad, bring evidence of your overseas income and employment, and understand how each lender treats a probation period. Many lenders want to see a signed Australian employment contract, and some will assess on that contract before you have received a payslip.