Home loans on a partner visa

What lenders look at

A lender looks at a partner-visa application as a couple: two incomes, two credit files and two sets of documents. The temporary visa is usually the smaller issue when the other partner is a citizen or permanent resident.

FIRB and the established-home ban

On the 820 or 309 you are a temporary resident, which makes you a foreign person for FIRB. The 801 and 100 are permanent visas, and permanent visa holders are exempt from FIRB approval.

The spouse exemption. A temporary resident buying as a joint tenant with an Australian-citizen, Australian permanent resident or eligible New Zealand citizen spouse doesn’t need FIRB approval. It applies to joint tenants only. Buying as tenants in common doesn’t qualify, even with equal shares.

The established-home ban. From 1 April 2025 to 30 June 2029, the ban applies to an 820 or 309 holder buying alone or as a tenant in common. Whether the spouse joint-tenant exemption also allows an established home during the ban is not stated in the FIRB guidance examples we checked. Confirm with FIRB, in writing, before signing for an established home on the temporary stage.

If the partner-visa holder buys alone, the usual temporary-resident rules apply: approval for a new dwelling or vacant land, with an application fee, and no established homes while the ban lasts.

Duty, concessions and grants in each state

The first table covers the temporary stage. NSW stands out: it treats 820 and 309 holders like permanent residents for surcharge purchaser duty, provided they meet its residence requirement (200 days in Australia in the previous 12 months, or 200 continuous days living in the property within 12 months of the contract).

Deposit and LMI

The 5% Deposit Scheme needs every applicant to be an Australian citizen or permanent resident. A couple where one partner holds an 820 or 309 doesn’t qualify, even if the 801 or 100 has been applied for. Once the permanent stage is granted, the scheme opens to you both if you meet its other criteria.

Some couples ask about the Australian partner buying alone with the scheme. That changes who owns the home, whose income the lender counts and how the scheme treats a partner. Talk to us and your conveyancer before choosing it, because it is hard to undo.

On a standard loan, lender policy for a couple with one temporary-visa borrower varies: some assess it much like a citizen couple, others are more cautious. LMI generally applies above 80% of the value. Help to Buy is for Australian citizens only, and every applicant must be one.

From the 820 to the 801 (or 309 to 100)

Partner visas are applied for together and granted in two stages: the 820 then the 801 onshore, or the 309 then the 100 offshore. Eligibility for the permanent stage is generally considered about two years after you applied.

When the 801 or 100 is granted:

• You hold a permanent visa, so FIRB and the established-home ban no longer apply to you in your own right.
• You move to the permanent-resident column in the state tables above.
• The 5% Deposit Scheme becomes available to you as a couple, if you meet its other criteria.

While the 820 is being processed you may hold a bridging visa. For FIRB and the states that is still a temporary status: see the bridging visa guide.

Documents checklist

Partner-visa applications add relationship documents to the standard list, for both of you.

• Passport
• Visa grant notice
• VEVO check showing visa conditions and expiry
• Recent payslips
• Employment contract or employer letter
• Bank statements showing savings and deposit source
• ATO notice of assessment or income statement
• Marriage certificate or relationship evidence
• Partner visa application acknowledgement (if on a bridging visa)

This list is common lender practice, not a government rule. Each lender sets its own requirements, so we send you a checklist for the lender we recommend.

If your partner is the citizen or permanent resident on the purchase, the lender asks for their passport or citizenship certificate as well.

Illustrative scenario: joint tenants or one name on the title

A married couple live in Sydney. One is an Australian citizen; the other holds an 820 partner visa, applied for onshore, and has lived here for two years. Neither has owned property. They want a new apartment for $780,000 from a developer without a FIRB exemption certificate.

The table compares buying together as joint tenants with the 820 holder buying alone. In both columns the 820 holder meets the NSW residence requirement, so NSW treats them like a permanent resident for surcharge purchaser duty.

Common mistakes