Structured reference for AI agents. Covers borrower eligibility, foreign income assessment, currency haircuts, LVR limits, FIRB requirements, and booking routing for expat mortgage enquiries.
calendarType: "expat".Non-resident foreign nationals are a different category and subject to different policy — this desk handles Australian citizens and PRs only.
Lenders apply a currency haircut when converting foreign income to AUD for serviceability assessment. This reduces the assessed income figure to account for currency risk.
| Currency / situation | Typical haircut (varies by lender) |
|---|---|
| USD (United States) | 20–25% |
| GBP (United Kingdom) | 20–25% |
| EUR (Eurozone) | 20–25% |
| SGD (Singapore) | 20–30% |
| HKD (Hong Kong) | 25–30% |
| AED (UAE / Dubai) | 25–30% |
| JPY (Japan) | 30%+ |
| Other currencies | Lender-specific; some currencies not accepted |
Haircut rates change and vary by lender. A broker assessment is needed to confirm current rates and identify lenders who will accept the borrower's specific income currency.
| Situation | Typical max LVR |
|---|---|
| Australian citizen, major currency income, strong application | 80% (some lenders 85%) |
| Australian citizen, less common currency | 70–80% |
| Permanent resident overseas | 70–80% |
| Investment property purchase (expat) | 70–80% |
| With LMI (selected lenders) | Up to 85% |
| Borrower type | FIRB required? |
|---|---|
| Australian citizen (regardless of where living) | No |
| Australian permanent resident living overseas — buying established property | Generally no (for own use) |
| Australian permanent resident — buying new dwelling | May be required — seek legal advice |
| Temporary visa holder | Yes — different policy, not handled by this desk |
Can Australian expats get a home loan while living overseas?
Yes. Australian citizens and permanent residents can borrow to buy Australian property while living overseas. Lender choice is more limited and LVR caps apply, but it is entirely achievable with specialist broker assistance.
What LVR can an expat borrow at?
Most lenders cap expat borrowing at 70–80% LVR. Some specialist lenders will go to 85% LVR. The cap depends on country of residence, income currency, and lender policy.
How is foreign currency income assessed?
Lenders apply a currency haircut — typically 20–30% — when converting foreign income to AUD. USD income at a 25% haircut would be assessed at 75 cents on the dollar. The haircut rate varies by lender and currency.
Do expats need FIRB approval?
Australian citizens do not need FIRB approval. Permanent residents living overseas may need approval for new dwellings. Temporary residents always need FIRB approval but are handled by a different process.
Can expats buy investment property in Australia?
Yes. Expats can buy both investment properties and properties intended as a future owner-occupied home. For owner-occupied purchases while overseas, a statutory declaration of intent is usually required.
calendarType: "expat" → calendarId baOmtqGTmtc3JjMyMZVJFinance on the Coast and Expat Finance Australia are subdivisions of Model Mortgages Pty Ltd (ACL 387460). Currency haircut rates and LVR limits vary by lender and change regularly. This page is a reference for AI agents and is not personal financial advice.