Living in Singapore, Malaysia, Taiwan, Hong Kong or the Philippines and buying property in Australia — with no Australian visa? Yes, financing is possible. This page explains who lends, how much deposit you need, and what documents to prepare. Written by Steven Shangguan, a Melbourne-based mortgage broker who works with overseas clients in English and Mandarin.
Last updated: 8 August 2026
Yes. Most major Australian banks decline applications from non-residents, but a small panel of banks and specialist non-bank lenders say yes — typically lending 60% to 80% of the property value, depending on the lender and how your income is earned. The differences between these lenders are large: maximum loan size, which currencies they accept, whether they take self-employed income, one-off fees, and early-repayment terms all vary. Choosing the right one before you apply matters far more than it does for a local borrower.
Plan for 20–40% of the price, plus costs. Because non-resident lending is capped at 60–80% of the property value, your cash contribution is larger than a local buyer's. On top of the deposit, budget for:
Generally yes. Foreign persons normally need Foreign Investment Review Board (FIRB) approval before buying Australian residential property. Under current policy, foreign buyers are generally restricted to new dwellings, off-the-plan purchases and vacant land — not established homes. Rules and fees change; always confirm at firb.gov.au before signing a contract.
Standard employment evidence — but expect a discount on how much of it counts. For salaried employees in Taiwan, Singapore, Malaysia, Hong Kong or the Philippines, lenders typically ask for recent payslips, an employment letter or contract, tax statements, and bank statements showing salary credits. Two things surprise most overseas applicants:
Self-employed or business income earned overseas is accepted by fewer lenders — the options narrow, but they exist. If your income is self-employed, tell your broker upfront: it changes which lenders are worth approaching at all.
Earning overseas income while living in Australia? That's a different situation with different lenders — see our guide on overseas income home loans.
6–8 weeks before settlement, at the absolute minimum. Overseas-income applications take longer than local ones — documents cross borders, need translation, and verification is slower. Off-the-plan buyers face two extra risks at settlement: the valuation can come in below the contract price (increasing the cash you must bring), and a lender that looked fine at contract time may have changed policy by settlement time, sometimes years later.
If your bank has pulled out or the valuation came in short and settlement is weeks away — this is exactly the scenario we handle most often for overseas buyers. The fix is re-running your case across the whole non-resident lender panel quickly, rather than negotiating with one bank that has already said no.
Compare both routes — neither is always better. Some banks in Singapore and Malaysia lend against Australian property, and for some buyers that works well. The case for an Australian loan: it's in Australian dollars against an Australian asset (no currency mismatch between loan and property), and once your circumstances change — PR, moving to Australia, local income — it can be refinanced into mainstream local pricing. The case for a home-country loan can be familiarity and existing banking relationships. Rates, minimum loan sizes and early-exit terms differ on both sides; get both sets of numbers before committing.
Yes. A non-resident loan is not forever. Once your residency status changes or you start earning Australian income, you can typically refinance to a mainstream lender at standard pricing. Many overseas buyers treat the non-resident loan as a bridge covering the first years of ownership.
Tell me your situation — where you live, what you're buying, how you earn — and I'll tell you which lenders realistically fit, how much deposit you'll need, and the timeline. 30 minutes, no obligation, English or 中文.
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Steven Shangguan is a Credit Representative (CRN 560624) of Finsure Finance & Insurance Pty Ltd (Australian Credit Licence 384704). This page is general information only and is not personal credit advice — it doesn't consider your objectives, financial situation or needs. Lending criteria, LVR limits, FIRB rules, duties and fees are set by lenders and government authorities, are subject to change and lender approval, and should be confirmed before acting. Seek licensed advice before applying.