482 Visa Home Loan Australia: Complete 2026 Guide for TSS Visa Holders
If you hold a 482 Temporary Skill Shortage (TSS) visa, getting a home loan in Australia is possible — but it requires working with lenders who understand your visa situation, structuring your application correctly, and accounting for costs that standard Australian buyers don’t face.
This guide answers every key question 482 visa holders ask about home loans in Australia, updated for 2026.
Can 482 visa holders get a home loan?
Yes. A 482 visa does not automatically disqualify you from borrowing to buy property in Australia. However:
- You are classified as a foreign person under Australian law
- FIRB approval is required before you purchase
- Lenders apply stricter criteria than for Australian citizens or PR holders
- Borrowing limits are lower (see LVR limits below)
- The type of property you can buy is now restricted (see below)
What property can 482 visa holders buy in 2026?
This changed significantly in 2025. Since 1 April 2025, foreign persons — including 482 visa holders — cannot buy established (second-hand) residential properties.
You can purchase:
- New dwellings — off-the-plan apartments, newly completed homes from developers
- Vacant residential land (with intent to build, subject to FIRB conditions)
- Commercial property
If you find an established home and want to buy it, you would need to wait until you obtain Permanent Residency.
How much can 482 visa holders borrow? (LVR limits)
Your maximum Loan-to-Value Ratio depends on which stream your 482 visa falls under:
| Visa type / situation | Maximum LVR |
|---|---|
| 482 Medium-Term stream (MLTSSL occupations, 4-year visa) | Up to 90% |
| 482 Short-Term stream (STSOL occupations, 2-year visa) | Up to 80% |
| 482 holder married to / de facto with Australian citizen or PR | Up to 95% |
| Non-resident (no Australian visa) buying new property | Up to 70% |
Example: On a $750,000 new apartment, a medium-term 482 holder could borrow up to $675,000 (90%), needing a minimum $75,000 deposit plus costs.
Do you need FIRB approval?
Yes, always. Regardless of which stream you are on, 482 visa holders must apply for and receive FIRB approval before settling on any residential property purchase.
FIRB approval typically takes 30 days. Apply as early as possible — ideally before going unconditional on a property.
FIRB fees for 482 holders (residential, 2026)
| Purchase price | Fee |
|---|---|
| Up to $1,000,000 | $14,100 |
| $1,000,001 – $2,000,000 | $28,200 |
| $2,000,001 – $3,000,000 | $56,400 |
FIRB fees are not refundable and do not count towards your deposit.
Foreign Buyer Stamp Duty Surcharge
As a 482 visa holder (foreign person), you also pay an additional stamp duty surcharge on top of standard stamp duty. Rates by state:
| State | Surcharge |
|---|---|
| NSW | 8% |
| VIC | 8% |
| QLD | 7% |
| WA | 7% |
| SA | 7% |
| TAS | 3% |
| ACT / NT | 0% |
Total purchase cost example — $800,000 new apartment in Sydney:
- Standard stamp duty: ~$31,335 (as first-time buyer, significant concessions may apply)
- Foreign buyer surcharge: $64,000 (8%)
- FIRB fee: $14,100
- Total upfront costs (excl. deposit): ~$109,435+
Which lenders accept 482 visa applicants?
The big four banks (ANZ, CBA, NAB, Westpac) have significantly tightened or closed their non-resident and temporary visa lending programs in recent years. Your best options are typically:
- Second-tier banks — some accept 482 medium-term visa holders up to 90% LVR
- Non-bank lenders — more flexible on visa type but slightly higher rates
- Specialist mortgage brokers — the most efficient path, as they know which lenders are currently open and what documentation each requires
Working with a broker who specialises in visa-holder lending will save significant time. Applying directly to major banks often results in long waits followed by declines.
Income and documentation requirements
Lenders need to verify your income and employment stability. Typical requirements for 482 holders:
Employment documentation
- Copy of your 482 visa grant letter
- Employment contract or letter confirming your role, salary and employer
- 3–6 months of recent payslips
- Last 2 years of tax returns (if available in Australia)
- Employer letter confirming your ongoing employment status
Income currency
Lenders prefer income earned in Australian dollars. If your income is in foreign currency (USD, GBP, SGD, CNY), lenders typically apply a 20–30% currency haircut when assessing your serviceability.
Self-employed 482 holders
If you are self-employed on a 482 visa, lending is considerably more complex. You will generally need:
- 2 full years of Australian tax returns and business financial statements
- Or use of a “lo-doc” product (available at higher rates through specialist lenders)
Are 482 visa holders eligible for FHOG or stamp duty concessions?
Generally no. The First Home Owner Grant (FHOG) requires at least one applicant to be an Australian citizen or permanent resident. 482 visa holders alone do not qualify.
However:
- If you are purchasing jointly with an Australian citizen or PR partner, your co-borrower may be eligible for FHOG and stamp duty concessions depending on the state
- Some state-based first home buyer stamp duty exemptions require at least one citizen/PR applicant
Can I still buy if my 482 visa is expiring soon?
Lenders assess the remaining visa duration carefully:
- Most lenders want at least 12 months remaining on your visa at time of application
- Some lenders require that your visa has at least as many months remaining as the initial fixed-rate period
- If visa renewal is underway, a bridging letter from your employer or immigration agent can sometimes support the application
If you are close to transitioning from 482 to a PR pathway (e.g. 186 Direct Entry or Employer Nomination), it may be worth timing your purchase accordingly.
What if I have an Australian citizen spouse?
If you are purchasing jointly with an Australian citizen or PR partner:
- You may borrow up to 95% LVR
- The foreign person stamp duty surcharge may still apply (state-dependent)
- Your joint application is assessed on combined income
- One of you may be eligible for FHOG and stamp duty concessions
This is one of the most favourable lending scenarios for 482 holders. Lenders treat the citizen/PR co-borrower as the primary applicant, with your income supplementing serviceability.
Step-by-step: How to get a home loan on a 482 visa
- Get a borrowing power assessment — know your realistic budget before searching
- Confirm your visa stream — medium-term vs short-term affects your maximum LVR
- Identify eligible properties — new builds and off-the-plan only (as at 2026)
- Apply for FIRB approval — can run in parallel with your property search
- Secure loan pre-approval — from a lender who accepts your visa type
- Sign the contract — subject to FIRB and finance
- Settle — FIRB approval must be in hand before settlement
Common mistakes 482 visa holders make
- Applying to the wrong lenders first — wasted time and credit enquiries
- Not budgeting for FIRB and surcharge — these can add $80,000+ to upfront costs
- Trying to buy an established property — no longer possible under the 2026 rules
- Waiting until near visa expiry — the tighter your remaining visa period, the fewer lenders will consider you
- Not disclosing visa status — lenders and conveyancers will discover it; undisclosure can void the transaction
Frequently asked questions
Q: Can I get a 482 visa home loan if I work for a small employer?
Yes, provided your employer is a standard business. FIRB and lenders care about your visa validity and income, not company size.
Q: Do lenders charge higher interest rates for 482 visa holders?
Some lenders apply a small rate premium (0.1–0.3%) for non-resident or temporary visa borrowers. This reflects the perceived risk of visa non-renewal. Overall rates remain competitive relative to 2025 fixed-rate benchmarks.
Q: Can I refinance once I get PR?
Absolutely — and you should. Once you obtain PR, you are eligible for mainstream lender products, potentially lower rates, and can also access a wider property market (including established homes).
Q: Can I use a guarantor?
Yes, if the guarantor is an Australian citizen or PR with sufficient equity. This can help bridge the LVR gap and may remove the need for LMI.
Talk to a broker who knows visa lending
Most mortgage brokers have limited experience with temporary visa applications. At Arrivau, we work with 482 visa holders regularly and know which lenders are actively taking applications, what documentation works, and how to structure your file for the best chance of approval.
Get a free 482 visa loan assessment →
Last updated: May 2026. Lending policies and FIRB requirements are subject to change. Always seek current advice from a licensed mortgage broker and migration agent before proceeding.