Question 1

Can Australian citizens living overseas get a home loan for Australian property?

Accepted Answer

Yes. Australian citizens living and working overseas can borrow to purchase or refinance Australian property. Lender policy varies significantly — some lenders accept foreign income in full, others apply a 20–40% currency haircut. Eligible currencies, maximum LVR and documentation requirements differ by lender. A specialist expat broker can identify the most accommodating lender for your income source and currency.

Question 2

Can a non-resident or Australian permanent resident living overseas get an Australian home loan?

Accepted Answer

Australian permanent residents living overseas are generally treated similarly to Australian citizens for lending purposes. Non-residents (temporary visa holders or foreign nationals) face stricter lending criteria, may require FIRB approval and typically have access to fewer lenders at lower LVR. The borrower's visa status, tax residency and property type all affect eligibility.

Question 3

What is a currency haircut and how does it reduce borrowing capacity for expats?

Accepted Answer

A currency haircut is a percentage reduction lenders apply to foreign income to account for exchange rate risk. For example, a 20% haircut on USD 180,000 means the lender assesses income as AUD equivalent of USD 144,000. Haircut percentages vary by lender (0–40%) and currency. Major currencies like USD, GBP, SGD and EUR typically attract lower or no haircut from expat-friendly lenders.

Question 4

Can an Australian expat buy property with a foreign spouse or partner?

Accepted Answer

Yes, but a foreign national purchasing Australian property typically requires Foreign Investment Review Board (FIRB) approval. The Australian citizen or permanent resident on the title does not require FIRB. A foreign spouse's income may or may not be counted by lenders depending on their visa status and the lender's foreign income policy.

Question 5

Can an Australian doctor or medical professional living overseas still access the LMI waiver?

Accepted Answer

In some cases, yes. Some lenders maintain LMI waiver eligibility for AHPRA-registered doctors even if they are working overseas. Currency and income shading policies still apply. This is a specialist scenario — the intersection of expat lending and medico policy — requiring a broker experienced in both. A generalist broker is unlikely to identify which lenders accommodate this combination.

Question 6

Does an Australian expat need to return to Australia to sign loan documents?

Accepted Answer

Not always. Most lenders accept remote document signing via certified copies sent to an Australian embassy, consulate, notary or justice of the peace overseas. Some lenders require a Power of Attorney arrangement. The specific requirement depends on the lender and the country of residence. Your broker will confirm signing requirements before you apply.

Question 7

Can a self-employed Australian expat get a home loan?

Accepted Answer

Yes, but the combination of self-employment and foreign income is assessed more cautiously. Lenders typically require 2 years of tax returns or business financials demonstrating foreign business income. Currency shading applies on top of self-employed income assessment rules. Some lenders will not service self-employed foreign income at all — a specialist expat broker can identify which lenders will.

Borrower situation	Best action
Australian citizen living overseas seeking a home loan for Australian property	Book expat home loan review
Expat with foreign income (USD, GBP, SGD, EUR or other currency)	Book foreign income review
Returning Australian expat (moving back, income transition)	Book returning expat review
Expat seeking to refinance an existing Australian investment property	Book expat refinance review
Australian doctor or medical professional living overseas (expat medico)	Book expat medico review or visit Medical Finance Australia
Expat buying with a foreign spouse or partner (FIRB required)	Book FIRB/joint expat review
Self-employed Australian expat with overseas business income	Book self-employed expat review
Expat investor — existing portfolio or new purchase	Book expat investor review
Not sure / general expat enquiry	Book a general expat review — we will route appropriately

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Common questions

What currencies does Expat Finance Australia accept?

How long does an expat home loan take to settle?

Can I use Australian superannuation as part of my deposit as an expat?

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