If you are living and working in Australia on a 482 visa and you are ready to buy a home, the process can feel like a moving target. Not because home loans are impossible, but because temporary visa lending sits at the intersection of lender policy, your employment details, and Australia’s foreign investment rules.
In this page, we explain how 482 visa home loans are typically assessed, what options may exist depending on your situation, and what can slow things down. If you are searching for a 482 visa mortgage broker, this is the practical detail most borrowers want before they start making offers.
First, what a 482 visa is (and why lenders care)
The Skills in Demand visa (subclass 482) is a temporary employer sponsored visa that allows you to live and work in Australia for an approved sponsor. It is the current name used by Home Affairs for subclass 482, which was previously referred to as the Temporary Skill Shortage (TSS) visa, and it remains a temporary visa with defined conditions and time limits.
From a lender’s perspective, “temporary” matters because it can affect:
- how stable your income is seen to be over the life of the loan
- how your ongoing right to live and work in Australia is verified
- what documentation is required, including visa status checks and employer details
None of that automatically rules you out, but it can change which lenders may be available and how much evidence they want.
Step 1: Are you allowed to buy the type of property you want
Before we even talk about home loan options, it is worth checking whether you need FIRB approval to buy property on a 482 visa.
In Australia, many temporary residents, including temporary visa holders, generally need FIRB approval to buy residential property, and the rules can differ by property type.
The ATO notes that from 1 April 2025 to 31 March 2027, foreign persons, including temporary residents, generally cannot apply to buy established dwellings, unless an exception applies, while they can still apply for approval to purchase new dwellings or vacant land.
FIRB guidance explains that foreign persons, including temporary residents, can apply to purchase new dwellings and, in some cases, may apply to purchase established dwellings for redevelopment that increases housing supply, but approvals and conditions depend on the rules in place at the time.
What this means in plain terms:
- If you are buying a home to live in, FIRB approval may still apply, and established dwellings are generally restricted for foreign persons during the current ban period
- If you are buying an investment property, the rules can be stricter, and your options may narrow
- Timeframes and conditions can matter, because FIRB approval is usually required before the purchase completes, and often before you exchange contracts, depending on the structure of the deal
This is one of the biggest reasons 482 borrowers use a broker. We can help you line up the finance process with the purchase timeline, and we can also flag early if the property type may create a FIRB or lender roadblock.
Step 2: What lenders usually look at for a 482 visa home loan
Each lender has its own 482 visa lending criteria, and these can change. In practice, assessments often focus on a handful of recurring questions.
Your right to work and stay in Australia
Lenders will typically want evidence of:
- your current visa status and expiry
- your work rights
- your residency history in Australia
- whether your pathway is likely to continue (for example, renewal eligibility can be relevant, even though it is never guaranteed)
Visa verification is often done through standard checks (for example, VEVO), and lenders will still apply their own criteria to what they accept.
Your employment profile
482 borrowers are employed by an approved sponsor, but lenders will still look closely at:
- length of time with your current employer
- whether you are on probation
- whether income is base salary only or includes allowances, overtime, bonuses, or commission
- whether you are permanent full-time, part-time, or contract
Some lenders can be conservative with variable components. That does not mean you cannot borrow; it just means we may need to choose lenders carefully and document your income properly.
Serviceability rules still apply
Even if you have a strong income and a deposit, lenders must still assess whether the loan is affordable under their assessment rate.
APRA has confirmed the mortgage serviceability buffer remains at 3 percentage points for ADIs (banks).
This serviceability buffer can reduce borrowing capacity compared to what you might expect from simple repayment calculators.
Step 3: Your deposit and LVR, what is realistic on a 482 visa
Many 482 visa buyers start with “How much deposit do I need?”. The most accurate answer is, “It depends on the lender”.
In the Australian market, some lenders may consider lending to temporary residents at higher LVRs than others, while some may cap LVR lower or restrict certain visa categories.
As a general framing (not a promise):
- Lower deposit usually means fewer lender options, tighter policy, and potentially higher costs such as LMI (if applicable)
- A higher deposit can expand options and may reduce the lender’s perceived risk
In our experience at Unconditional Finance, a lot of the strategy is not just “save more”, it is choosing the lender whose policy fits your visa, occupation, and income structure, then packaging the application so the credit team can assess it efficiently.
Step 4: Property type can change your home loan options
For 482 borrowers, lenders often treat property type as a risk lever. Two borrowers with the same income can get different outcomes depending on what they buy.
Established house or apartment (where permitted)
Some buyers aim for established property, but established dwellings are generally restricted for foreign persons during the current ban period, and eligibility can vary by lender.
New build, off-the-plan, or house and land
These can sometimes fit FIRB pathways more easily than established dwellings, but lender policy may still vary, and valuations and sunset clause risks can come into play.
Regional vs metro
Some lenders apply different postcode or apartment size rules, especially for high-density areas. This is not “482 specific”, but it can hit 482 borrowers harder if the lender panel is already narrower.
Step 5: Common documents you may be asked for on a 482 visa
Expect the usual home loan documents, plus extra visa and employment evidence.
A lender may request:
- passport and visa grant details
- VEVO check or equivalent verification
- employment contract and confirmation of role
- recent payslips
- bank statements showing salary credits
- evidence of deposit and savings history
- liabilities statements, including credit cards and personal loans
- living expense details, often via lender forms
If your income includes allowances, overtime, or bonuses, we may also need extra evidence showing consistency.
Home loan pathways that may be available on a 482 visa
Below are the most common pathways we see for home loans for 482 visa holders. These are not “one size fits all”. Eligibility can vary depending on lender policy and your circumstances.
Standard owner-occupier home loan with a major bank
Some banks will consider 482 visa holders, particularly where:
- employment is stable
- income is straightforward
- deposit is strong
- property type is acceptable
Your borrowing power is still assessed under bank serviceability rules, including the APRA buffer for ADIs.
Non-bank or specialist lenders
Some non-bank lenders can have different assessment approaches for temporary resident lending, but rates, fees, and policies vary. This pathway may suit borrowers who:
- have complex income
- are newly arrived but have a strong contract
- need a lender that is more flexible on visa categories
This option needs careful comparison, because total cost and policy fit both matter.
Buying with an Australian citizen or permanent resident spouse
Where applicable, adding a PR or citizen spouse can change the assessment, but it does not automatically remove FIRB considerations or guarantee a better outcome. It may, however, widen lender choices depending on ownership structure and lender policy.
Why 482 visa home loans often get delayed
Most delays are preventable if you know where the friction points are.
FIRB timing mismatch
If FIRB approval is required, but the contract timeline is tight, you may feel pressured. The safest approach is usually to align finance, FIRB steps, and contract conditions so you are not racing the clock.
Probation or short employment history
Some lenders will not accept an application during probation, or may treat it differently. Even if they do accept it, they may want stronger supporting evidence.
Variable income without clean evidence
Allowances, overtime, bonus, or commission can be acceptable to some lenders, but documentation quality matters. Missing payslips or unclear bank statements can slow credit assessment.
Property policy issues found too late
High-density apartments, small internal areas, student accommodation-style properties, or certain postcodes can trigger a policy decline. Checking this early saves time and valuation fees.
A practical way to think about your 482 visa borrowing plan
If you want a simple decision framework, start here:
- Confirm you can buy the property type you are targeting, including whether FIRB approval is likely required.
- Clarify your employment position, including probation, contract term, and pay structure
- Estimate borrowing capacity with the right assumptions, remembering banks assess affordability with buffers
- Check lender criteria first, then compare rates, because a rate is only relevant if the lender can accept your visa type and income structure
- Set a timeline that allows for document gathering, valuation, credit assessment, and if needed, FIRB approval
Taking this structured approach can help reduce surprises and allow you to move forward with clearer expectations around timing, lender policy, and affordability.
The section most people skip: ongoing risks to be aware of
This is not to scare you off. It is about helping you buy with your eyes open.
- Your visa conditions and renewal outcomes are not guaranteed, and lenders know that
- Interest rates can change, and serviceability buffers are designed to test resilience
- If you are buying with a small deposit, costs like LMI (where applicable) and lender fees can materially change the overall cost of the loan
- If your long-term plan includes applying for permanent residency, you may want a loan structure that gives you flexibility later, depending on lender policy at the time
Being aware of these factors early can help you plan more conservatively and avoid committing to a purchase that becomes difficult to manage later.
What we would typically do as your 482 visa mortgage broker
When you work with a broker for a 482 visa purchase, the value is often in the sequencing and lender fit, not just rate comparisons.
We typically:
- confirm your visa and employment position, and match it to lender criteria
- identify lenders that may accept your profile, including property type and deposit position
- run a borrowing capacity estimate using realistic assumptions
- provide a document checklist tailored to your scenario to reduce back-and-forth
- help you structure purchase timing so finance and FIRB steps are less likely to collide
This upfront planning is designed to reduce uncertainty and help you move through the process with fewer delays and clearer decision points.
Buying on a 482 visa without guessing your way through it
Buying property on a 482 visa can be straightforward in the right circumstances, but it can also become messy when FIRB timing, lender policy, and employment details are not lined up early.
If you would like to understand what options may fit your visa type, deposit position, and income structure, our team at Unconditional Finance can help you compare lender criteria and plan the next steps with clarity.
This page provides general information only and does not take into account your objectives, financial situation, or needs. Home loan eligibility, credit criteria, interest rates, fees, and lender policies can change without notice. Temporary visa holders may also be subject to additional requirements, including Foreign Investment Review Board approval. You should consider whether this information is appropriate for your circumstances and seek advice from a licensed professional before making any financial or property decisions.
Frequently Asked Questions (FAQs)
It depends on the current foreign investment settings and your circumstances. The ATO notes that from 1 April 2025 to 31 March 2027, foreign persons generally cannot apply to buy established dwellings, with limited exceptions, so it is important to check the latest rules before you commit to a property.
Possibly, and it varies by state and territory. Some states apply an additional duty for “foreign persons”, and exemptions can depend on your residency status or whether you are buying jointly with an eligible spouse or partner. For example, NSW and Victoria outline specific tests and potential exemptions in their revenue guidance.
Usually not, because many schemes require you (and often any joint applicant) to be an Australian citizen or permanent resident at the time of the loan. Housing Australia’s First Home Guarantee materials describe citizenship and residency requirements that generally exclude temporary visa holders.
Some lenders may still consider an application, but they often want stronger evidence of income stability, genuine savings, and clean conduct on any Australian liabilities you do have. If you have overseas liabilities or regular transfers, lenders may ask for additional statements to understand your overall position. Eligibility and document requirements can vary depending on the lender’s policy.
Potentially, yes, because some lenders’ policies may be more flexible for Australian permanent residents than temporary residents. Refinancing still depends on serviceability, the property, your employment, and the lender’s credit criteria at the time. If you are working with a broker such as Unconditional Finance, we would typically review whether a change in residency status could open up different policy options when the time comes.