Low deposit home loans Perth
Quantum Finance arranges low deposit home loans in Perth: we cost lenders mortgage insurance against a guarantee and a longer save, compare 40+ lender policies, and tell you which route your file actually qualifies for.
- For buyers who have saved less than twenty per cent of the price.
- Lenders mortgage insurance costed against a guarantee and against saving longer.
- 40+ lender policies compared, because low deposit policy varies widely.
- A straight answer on whether to buy now or keep saving.
- Years broking
- 21+Years broking
- Loans settled
- $1B+Loans settled
- Credit licence
- ACL 389083Credit licence
- Lenders compared
- 40+Lenders compared
Our awards and recognition
Awarded by the people who see every broker’s numbers
Diamond Club
2026
Money Quest Group
Diamond Club
2025
Money Quest Group
Diamond Club
2024
Money Quest Group
Mortgage Broker of the Year
2023/24 — National, highest dollar volume settled
Southern Cross Broker Network
Excellence in Finance, Gold
2021
PLAN Australia
Excellence in Finance, Gold
2020
PLAN Australia
Hall of Fame
Valued partner, 15 years
PLAN Australia
Elite Broker
2021
Broker Value Proposition
Premium Broker
ANZ
Individual Excellence Award
2016
Specialist Finance Group
Sales Excellence Award
PLAN Australia
Sales Master Award
PLAN Australia
Top 100 Brokers
Four times
Australian Broker
What our low deposit service does
The work we do when the deposit is under twenty per centA low deposit home loan is a mortgage written where the borrower has saved less than twenty per cent of the purchase price. The work is costing each route honestly, then finding the lender whose policy accepts your particular combination of deposit, income and property.
Most residential loans are paid for by the lender through commission rather than by you. Where a fee would apply, we tell you before you apply, in writing.
Sometimes the answer is to wait. A premium that costs more than the price movement you are trying to beat is a bad trade, and saying so is part of the job.
We cost the lenders mortgage insurance before you commit
The premium is a real cost and it varies by lender, by loan size and by how far under twenty per cent you are. It is usually added to the loan rather than paid upfront, so it accrues interest for the life of the mortgage. Seeing the figure changes how people feel about waiting six more months.
We compare 40+ lenders on low deposit policy
Lender policy at a low deposit differs far more than advertised rates do. Some lenders will not go below a set deposit at all, some restrict certain postcodes or apartment types, and some accept income types that others discount. The lender decides the answer here, not the market.
We check whether an insurance waiver applies to you
Several lenders waive lenders mortgage insurance for particular occupations under their own policy, and the eligible list is set by each lender rather than industry-wide. It is worth checking before you assume the premium is unavoidable. We check it as part of the shortlist rather than on request.
We put the guarantee option beside the premium
A family guarantee uses equity in a relative's property as additional security, which removes the premium in most structures and creates a real obligation for them instead. Neither route is automatically better. We cost both and let the family decide with the numbers in front of them.
We work out whether the deposit is the actual obstacle
Some low deposit files are stopped by servicing rather than by the deposit, and adding a guarantee to those changes nothing. We establish what a lender will advance on your income first, so the conversation is about the real constraint.
We submit once, to a lender whose policy fits
Low deposit applications are the ones most likely to be declined on a technicality, and multiple declines in a short window damage a credit file. We assess against policy before anything goes in, so one considered application goes to one lender.
Work out your low deposit numbers
Two figures that decide whether you can buy nowWhat a lender is likely to advance on your income, and what the transfer duty takes out of the deposit before it reaches the purchase. Duty is the cost that most often turns a deposit that looked adequate into one that is not.
Work out what you could borrow
What actually lands in your accounts. Include a partner if you are buying together.
Groceries, fuel, insurance, childcare, subscriptions. Lenders apply a minimum benchmark, so a low figure here will not be taken at face value.
Car, personal, HECS, existing mortgages.
The limit, not the balance.
Lenders count between 2.5% and 3.8% of every card limit as a repayment, whether you owe anything or not.
An example figure to change, not a rate on offer.
Lenders test you at a rate above the one you pay. Three percentage points is the level APRA expects, so you are being assessed at 9.00%.
Used only for the price guide below.
You could borrow around
$684,000
Based on $5,500 a month left over, assessed at 9.00%.
- Monthly surplus a lender would seeIncome less expenses, commitments and card limits.
- $5,500
- Card limits counted as a repayment3.8% of $0 a month.
- $0
- Assessment rate used6.00% plus a 3.00% buffer.
- 9.00%
- Repayment at the loan rateWhat you would actually pay each month, not the tested figure.
- $4,098
- Rough price guide with your depositStamp duty and fees come out of the deposit, so the real figure is lower.
- $804,000
This is an estimate, not a pre-approval. Every lender counts income, expenses and commitments differently, and the spread between the most and least generous on the panel is often more than $150,000 on the same file. Lending is subject to approval.
Get a real numberWork out your WA stamp duty
The dutiable value. Usually the contract price, or the market value if that is higher.
Foreign buyers pay an extra 7% of the dutiable value on residential property in WA.
Rates as at 10 August 2026, source: RevenueWA.
Estimated duty payable
$24,890
- Scale applied
- General rate
- Transfer duty
- $24,890
- Duty at the general rate
- $24,890
This is an estimate of transfer duty only, on the 10 August 2026 RevenueWA scale. It does not include Landgate transfer or mortgage registration fees, settlement agent fees, or the off-the-plan concession. RevenueWA assesses the final figure.
Talk through your purchase costsEach tool has a page of its own explaining every figure it uses: borrowing power calculator and stamp duty calculator wa.
Routes to buying with a small deposit
Six ways to buy under twenty per cent, and what each one costsBuyers assume a low deposit means one thing: paying lenders mortgage insurance. There are several routes, they cost very different amounts, and not all of them are open to every file.
- Lenders mortgage insurance
Tends to suit
Buyers who would rather buy now than keep saving
Worth knowing
The premium varies by lender and loan size, and it is usually capitalised into the loan
- Family guarantee
Tends to suit
Buyers whose relative can offer property as additional security
Worth knowing
Removes the premium in most structures, and the guarantor takes on a real obligation
- Government first home buyer schemes
Tends to suit
Eligible first home buyers who meet the criteria
Worth knowing
Eligibility and thresholds are set by government and change, so we check the current rules
- Occupation-based insurance waiver
Tends to suit
Borrowers in professions a lender's own policy recognises
Worth knowing
The eligible list is set by each lender individually rather than industry-wide
- Gifted deposit
Tends to suit
Buyers given part of the deposit by family
Worth knowing
Lenders ask for a gift letter, and some want the funds held in your account for a period first
- Waiting and saving
Tends to suit
Buyers whose premium would cost more than the delay
Worth knowing
Sometimes the right answer, and we will say so rather than write the loan anyway
Knowing the difference does not hurt. Do not stress about picking a route, though — tell us what you have saved and what you earn, and we cost every option that is actually open to you.
Who low deposit home loans suit
The buyers we write low deposit loans forA low deposit loan suits a buyer whose repayment capacity is proven and whose savings are not there yet. These are the situations that arrive most often.
Buyers in Perth watching prices move faster than their savings account
First home buyers deciding between paying the insurance premium and waiting
Renters whose repayment capacity is proven but whose deposit is not there yet
Buyers with a family member willing to offer security instead of cash
Professionals whose occupation may attract a lender's insurance waiver policy
Anyone told no by one bank on deposit size and assuming that is the whole market
How the low deposit process works
Five steps, with the premium costed before step twoThe process is the same five steps as any loan we write, with the insurance and guarantee options costed before anything is submitted. Here is the whole thing, start to finish.
Start an application
You send us the basics and we work out what you could borrow and which lenders will look favourably at your situation.
Read this step in full: Start an applicationWhat you need
Income, debts, deposit
Get pre-approved
We put your file to the lender that fits and bring back a pre-approval in writing, subject to lender approval and your circumstances.
Read this step in full: Get pre-approvedWhat we do
Match the lender to your file
Get officially approved
Once your offer is accepted, the lender orders its valuation and issues formal approval.
Read this step in full: Get officially approvedWhat we do
Chase the lender, so you do not have to
Prepare for settlement
We go through the loan documents with you before you sign anything, then coordinate the lender and your settlement agent.
Read this step in full: Prepare for settlementWhat you need
Your questions, asked early
Stay up to date
After settlement we keep the loan under review as rates move and your circumstances change.
Read this step in full: Stay up to dateWhat we do
Review it, and tell you first
Step 1 of 5 · Start an application
About our independent mortgage brokers
The brokers who cost your low deposit optionsIndependent means no franchise above us and no lender owning a share of the business. Nobody upstairs sets a monthly target, so we are free to tell you to keep saving. Your bank has one low deposit policy; we compare 40+ lenders.
Gavin Harrigan has been broking from West Leederville since 2005. Today it runs on a small team, Gavin Harrigan, Justin Richardson and Xavier Prescott, each with their qualifications on the page. You deal with the person who writes your loan, before settlement and after it.
The work runs from a first home loan, through refinancing and investment lending, out to construction, small developments and commercial property. Same broker, whichever end of that you are at.
- VerifiedBroking since 2005
- VerifiedOver $1 billion in loans settled
- VerifiedAustralian Credit Licence 389083
- VerifiedMoneyQuest accredited
- VerifiedMember of the Finance Brokers Association of Australia (FBAA)
- Verified40+ lenders on the panel
Fifteen minutes is usually enough to tell you where you stand. No cost, no obligation, and any lending is subject to approval and your circumstances.
Why choose us for a low deposit loan
The premium is real money, so somebody should cost it for youEvery point below is a consequence of how this business is owned, not a slogan about service.
- Included
No franchise, no head office quota
We do not pay a franchise fee, so nobody upstairs sets a monthly target for us to hit. That removes the main reason a broker recommends the wrong loan.
- Included
No lender owns a share of us
The banks have no stake in this business and no claim on where files go. Your bank has one loan to sell you. We do not.
- Included
40+ lenders, one shortlist
We compare 40+ bank and non-bank lenders, then explain why the shortlist looks the way it does. Policy differences decide more applications than rate does.
- Included
We will tell you when the answer is no
If refinancing does not actually save you money, we say so and you leave the loan where it is. A wrong loan costs more than the fee it earns.
- Included
The same broker after settlement
You keep dealing with the person who wrote the loan. We review it as rates and your circumstances change, not once and then never again.
What our clients say
In their words, not oursReviews left by people we have settled home loans for, pulled straight from the platform they were written on.
Our lender panel for low deposit loans
Low deposit policy is where lenders differ most. We compare 40+Major banks, second-tier banks, and non-bank lenders who will look at a deposit the majors will not. MoneyQuest gives us access to the panel. 21+ years of writing loans on it tells us which lender to approach with a small deposit.
A selection of the lenders we are accredited with. Ask us who else is on the panel for your situation.
Our home loan guides
Read one before you decide to buy or waitPlain-English answers on borrowing capacity, the WA grant with every figure dated to its source, and what pre-approval is worth. Each one carries a broker's name.
Borrowing power
How much can I borrow?
Income less commitments, tested at a rate higher than the one you would pay.
Read it: How much can I borrow?
First home buyers
The First Home Owner Grant in WA
Who qualifies, what it is worth, and every figure dated to its WA Government source.
Read it: The First Home Owner Grant in WA
Approvals
Home loan pre-approval, explained
What a lender is actually committing to, and what can still undo it.
Read it: Home loan pre-approval, explained
Buying a home
How to buy a house in Australia
The whole sequence, in the order it happens, with the finance in the right place.
Read it: How to buy a house in Australia
Meet our Perth mortgage brokers
You get a broker, not a call centreThree people, all named, all reachable. The person who costs your options is the person who submits the application and the person who reviews it later.
Gavin Harrigan
Managing Director
Broking since 2005, four-time Top 100 broker and a PLAN Australia Hall of Fame member.
- Bachelor of Commerce, Applied Finance and Commercial Law — Curtin University
- Diploma of Finance and Mortgage Broking Management — AAMC Training Group
- PLAN Australia Hall of Fame member
- Elite Broker status
- Top 100 Brokers, four times
Justin Richardson
Loan Consultant
Business and law background, and a habit of making the process feel simple.
- Bachelor of Commerce, Business Law and Marketing — Curtin University
- Bachelor of Laws (in progress) — Murdoch University
Xavier Prescott
Loan Consultant
Fresh qualifications, a competitor's discipline, and a lot of patience.
- Diploma of Finance and Mortgage Broking Management
Common questions about low deposit home loans
Can I buy a home in Perth with a 5% deposit?
It depends on the lender's policy, your income, your credit history and the property itself rather than on a single national rule. Some lenders will lend at a smaller deposit than others, and some restrict particular property types or locations. We check which lenders would consider your file before you rely on a figure you read somewhere.
What is lenders mortgage insurance and who does it protect?
Lenders mortgage insurance protects the lender, not you, if the loan is not repaid and the property sells for less than the debt. The borrower pays the premium. It is charged when the deposit is under the lender's threshold, and it is what makes buying with a small deposit possible at all.
How much does lenders mortgage insurance cost?
The premium varies by lender, by the size of the loan and by how far under twenty per cent your deposit is, so there is no single figure worth quoting. It is usually added to the loan rather than paid upfront, which means it accrues interest for the life of the mortgage. We calculate yours before you commit.
Is it better to pay the premium or wait and save?
It depends on what the premium costs you against what you expect to happen to prices and rents while you wait. Neither answer is automatically right. We put both cases in front of you with your actual figures, and we will tell you when waiting is the better trade.
Can a family guarantee replace the deposit?
A guarantee uses equity in a relative's property as additional security, which lets you borrow with a smaller cash deposit and removes the insurance premium in most structures. It creates a real obligation for the guarantor and their property stands behind it. They should get independent legal advice before signing.
Do I still need savings if I have a low deposit loan?
Yes. Transfer duty, conveyancing, inspections, insurance and moving costs all come out of the same money as the deposit. Several lenders also want to see savings accumulated over time rather than appearing at once, particularly at a small deposit. We work the whole funding position out, not just the deposit.
Does a low deposit change the interest rate I get?
It narrows the field of lenders that will consider you, and a narrower field is what most often moves the pricing rather than the deposit itself. Some lenders price differently at higher loan-to-value ratios under their own policy. We compare the panel rather than quoting a rate here.
Related home loans we arrange
What low deposit buyers usually read alongside thisMost files touch more than one of these. If yours does, it is the same broker and the same conversation.
Guarantor Home Loans
Family equity used as security instead of a cash deposit, with the obligation explained.
Learn moreabout Guarantor Home Loans
First Home Buyer Loans
Your first place in Perth, from what you can borrow through to the keys.
Learn moreabout First Home Buyer LoansHome Loan Pre-Approval
A conditional lending ceiling before you bid, so agents treat you as a real buyer.
Learn moreabout Home Loan Pre-Approval
The information on this page is general in nature and does not take into account your objectives, financial situation or needs. Any figures shown are estimates only. Lending is subject to approval, and to the lender's terms, conditions, fees and charges. Consider whether the information is appropriate for you before acting on it.
Get in touch
Talk to us about buying with a low depositFour questions and you are done. A broker reads it, costs the routes that are actually open to you, and rings you back on the number you give us.
Would rather just talk?
Ringing is quicker than waiting for us to ring you, and you get a broker rather than a queue.
1300 813 113