Home Loans for 482 Visa Holders: Can You Borrow 90% in 2026?
The Complete Guide to Getting a 90% LVR Home Loan on a Temporary Skill Shortage Visa
By Rajesh Kandel | Everest Home Loans | Updated January 2026
📋 Table of Contents
- Introduction: The 482 Visa Homeownership Myth
- Can You Really Borrow 90% on a 482 Visa?
- What Lenders Look For in 2026
- Understanding LMI for 482 Visa Holders
- FIRB Requirements and Costs in 2026
- Which Lenders Offer 90% LVR for 482 Visas?
- Maximizing Your Approval Chances
- Step-by-Step Application Process
- Common Mistakes to Avoid
- Real Success Stories
- Frequently Asked Questions
- Get Started Today
Introduction: The 482 Visa Homeownership Myth
For many skilled professionals in Australia on a Temporary Skill Shortage (TSS) subclass 482 visa, the dream of homeownership often feels like it's on hold until permanent residency (PR) arrives. A common misconception is that temporary residents are strictly limited to an 80% Loan-to-Value Ratio (LVR), requiring a massive 20% deposit plus extra costs.
However, as we enter 2026, the lending landscape for 482 visa holders has evolved significantly. With the right financial profile and expert guidance from a specialist broker like Everest Home Loans, borrowing up to 90% is absolutely possible.
💡 Why This Matters
The difference between an 80% and 90% LVR can be life-changing:
- $700,000 property at 80% LVR: Need $140,000 deposit + costs = ~$165,000 total
- $700,000 property at 90% LVR: Need $70,000 deposit + costs = ~$95,000 total
- Difference: $70,000 less upfront capital required!
This means you can buy your home years earlier and start building equity instead of paying rent.
In this comprehensive guide, we'll break down everything you need to know about getting a 90% LVR home loan on a 482 visa in 2026, including:
- Which lenders offer 90% LVR for 482 visa holders
- Exact requirements and eligibility criteria
- How to navigate FIRB approval and fees
- Understanding Lenders Mortgage Insurance (LMI)
- Step-by-step application process
- Real success stories from our clients
- Common mistakes to avoid
Can You Really Borrow 90% on a 482 Visa?
✅ The Short Answer: YES!
While many mainstream banks naturally view temporary residents as "higher risk" and default to an 80% LVR cap, specific lenders—including some of the Big 4—offer 90% LVR options for skilled migrants on 482 visas.
The key is understanding that not all lenders are created equal when it comes to temporary visa holders. Some banks have dedicated migrant lending teams and policies specifically designed for skilled workers on temporary visas.
The Evolution of 482 Visa Lending
The lending landscape for 482 visa holders has improved significantly over the past few years:
| Year | Typical LVR | Lenders Offering 90% | Market Conditions |
|---|---|---|---|
| 2020-2021 | 70-80% | Very few | COVID restrictions, tight lending |
| 2022-2023 | 80% | Limited options | Rising rates, cautious lenders |
| 2024-2025 | 80-90% | Growing availability | Skills shortage, more competition |
| 2026 | Up to 90% | Multiple Big 4 + others | Stable rates, skilled migration focus |
Why Lenders Are More Flexible in 2026
Several factors have contributed to increased lending flexibility for 482 visa holders:
- Skills Shortage: Australia's ongoing skills shortage means lenders recognize that skilled migrants on 482 visas are valuable, stable borrowers with strong employment prospects.
- Pathway to PR: Many 482 visa holders have a clear pathway to permanent residency through the Temporary Residence Transition (TRT) stream (subclass 186), making them lower risk in lenders' eyes.
- Strong Employment: 482 visa holders must be sponsored by an employer, demonstrating stable employment and income.
- Higher Incomes: Skilled professionals on 482 visas typically earn above-average incomes, reducing default risk.
- Market Competition: With more lenders competing for quality borrowers, policies have become more accommodating.
⚠️ Important Caveat
While 90% LVR is available, it's not automatic. You'll need to meet specific criteria, and not every 482 visa holder will qualify. The key is working with a specialist broker who knows which lenders to approach and how to present your application for maximum success.
What Lenders Look For in 2026
To qualify for a 90% LVR home loan on a 482 visa in 2026, lenders typically assess the following criteria:
1. Visa Validity
📅 Minimum Visa Remaining
Most lenders require:
- Minimum 12 months remaining on your current 482 visa at the time of application
- Preferred 24 months for 90% LVR approval
- Some lenders may accept less if you have a clear pathway to PR
Why this matters: Lenders want assurance that you'll remain in Australia long enough to establish a repayment history. The longer your visa validity, the lower the perceived risk.
Pro Tip: If your visa is expiring soon but you're in the process of renewing or transitioning to PR, provide evidence of this to your broker. Some lenders will consider applications if renewal/PR is imminent.
2. Employment Stability
💼 Employment Requirements
Lenders typically require:
- Minimum 6 months of continuous employment in your current role in Australia
- Preferred 12 months for stronger applications
- Employment must be with your sponsoring employer
- Full-time or permanent part-time (minimum 30 hours/week)
- Probation period must be completed
Documentation required:
- Employment contract showing sponsorship details
- Recent payslips (last 3 months minimum)
- Letter from employer confirming ongoing employment
- Visa grant notice showing employer sponsorship
3. Income Level
Higher-income earners in stable sectors have a much higher success rate for 90% LVR approvals.
| Income Level | 90% LVR Likelihood | Notes |
|---|---|---|
| $80,000 - $100,000 | Moderate | May need stronger application |
| $100,000 - $150,000 | Good | Standard approval range |
| $150,000+ | Excellent | Strong approval likelihood |
High-demand professions with strong approval rates:
- IT & Technology: Software engineers, data scientists, cybersecurity specialists
- Healthcare: Doctors, nurses, allied health professionals
- Engineering: Civil, mechanical, electrical engineers
- Finance & Accounting: Accountants, financial analysts, auditors
- Education: Teachers, university lecturers
- Trades: Electricians, plumbers, carpenters (with strong income)
4. Credit History
📊 Credit Requirements
For 90% LVR approval, you need:
- Clean Australian credit history (minimum 6-12 months)
- No defaults, judgments, or bankruptcies
- No missed payments on credit cards, loans, or utilities
- Limited credit inquiries (avoid multiple applications in short period)
- Low credit utilization (use less than 30% of credit card limits)
Building Australian credit as a 482 visa holder:
- Get an Australian credit card and use it responsibly
- Pay all bills on time (utilities, phone, rent)
- Avoid "buy now, pay later" services (Afterpay, Zip) or use sparingly
- Check your credit score regularly (free through Equifax, Experian, or Illion)
- Dispute any errors on your credit report immediately
5. Genuine Savings
Lenders want to see that you've saved your deposit over time, not just received a lump sum recently.
💰 Genuine Savings Requirements
For 90% LVR, lenders typically require:
- Minimum 5% genuine savings (the other 5% can be gifted or from other sources)
- Savings must be held in Australian bank accounts
- Savings must be held for minimum 3 months (some lenders require 6 months)
- Regular deposits showing savings pattern (not just one large deposit)
What counts as genuine savings:
- Regular salary deposits into savings account
- Term deposits held for 3+ months
- Shares or managed funds held for 3+ months
- Equity in another property (if applicable)
What doesn't count as genuine savings:
- Recent large deposits (within 3 months)
- Gifted money (unless held for 3+ months)
- Personal loans or borrowed funds
- Tax refunds (some lenders may accept if held for 3+ months)
6. Debt-to-Income Ratio
Lenders assess your ability to service the loan by calculating your debt-to-income (DTI) ratio.
📈 DTI Requirements for 90% LVR
Target DTI ratios:
- Below 6: Excellent (very strong approval likelihood)
- 6-7: Good (standard approval range)
- 7-8: Moderate (may need stronger application)
- Above 8: Difficult (unlikely to get 90% LVR)
How to calculate your DTI:
DTI = (Total Annual Debt Repayments) ÷ (Gross Annual Income)
Example:
- Gross annual income: $120,000
- Proposed home loan repayment: $42,000/year
- Car loan repayment: $6,000/year
- Credit card minimum repayments: $2,400/year
- Total debt repayments: $50,400
- DTI = $50,400 ÷ $120,000 = 4.2 (Excellent!)
Tips to improve your DTI:
- Pay off personal loans and car loans before applying
- Reduce credit card limits (even if you don't use them)
- Close unused credit cards and store cards
- Avoid taking on new debt before applying
- Increase your income (ask for a raise, take on extra work)
Understanding LMI for 482 Visa Holders
It is important to note that if you borrow more than 80%, you will be required to pay Lenders Mortgage Insurance (LMI). For temporary residents, LMI can be more expensive, and not all insurers provide cover for 482 visa holders.
What is LMI?
Lenders Mortgage Insurance (LMI) is a one-time insurance premium that protects the lender (not you) if you default on your loan and the property sale doesn't cover the outstanding debt.
💡 Key Points About LMI
- LMI protects the lender, not you
- It's a one-time premium paid at settlement (can be added to loan)
- Cost varies based on LVR, loan amount, and your visa status
- For 482 visa holders, LMI is typically 20-40% more expensive than for PR holders
- Not all LMI providers insure temporary visa holders
LMI Costs for 482 Visa Holders in 2026
Here are approximate LMI costs for 482 visa holders at 90% LVR:
| Property Value | Loan Amount (90%) | Approximate LMI Cost |
|---|---|---|
| $500,000 | $450,000 | $18,000 - $22,000 |
| $600,000 | $540,000 | $22,000 - $27,000 |
| $700,000 | $630,000 | $26,000 - $32,000 |
| $800,000 | $720,000 | $30,000 - $37,000 |
| $900,000 | $810,000 | $34,000 - $42,000 |
Note: These are estimates. Actual LMI costs vary by lender, LMI provider, and your individual circumstances.
LMI Providers That Accept 482 Visa Holders
Not all LMI providers insure temporary visa holders. The main providers that do include:
- QBE Lenders Mortgage Insurance - Most flexible for temporary visa holders
- Genworth - Accepts 482 visas with certain conditions
- Arch LMI - Limited acceptance, stricter criteria
⚠️ Why This Matters
This is where working with a specialist broker is crucial. We know which lenders use which LMI providers, and which combinations work best for 482 visa holders. Applying to the wrong lender can result in rejection simply because their LMI provider doesn't insure temporary residents.
Can You Avoid LMI on a 482 Visa?
Unfortunately, LMI waivers for professionals (doctors, nurses, accountants, etc.) are typically only available to Australian citizens and permanent residents. Very few lenders extend these waivers to temporary visa holders.
Your options to avoid or reduce LMI:
- Save a 20% deposit - Borrow at 80% LVR or less (no LMI required)
- Guarantor loan - Have a family member (who is a PR or citizen) guarantee part of your loan
- Wait for PR - Once you have PR, you can access LMI waivers if you're in an eligible profession
- Buy a cheaper property - Lower loan amount = lower LMI
Should You Pay LMI or Wait?
This is a personal decision, but here's how to think about it:
✅ Paying LMI Makes Sense If:
- You're currently paying high rent (rent vs. LMI comparison)
- Property prices are rising faster than you can save
- You have stable employment and income
- You plan to stay in Australia long-term
- You can comfortably afford the repayments
⚠️ Consider Waiting If:
- Your visa situation is uncertain
- You're close to getting PR (within 6-12 months)
- You can save 20% deposit within 12-18 months
- Property market is declining or stable
- Repayments would stretch your budget
Example calculation:
Let's say you're renting for $600/week ($31,200/year) and considering buying a $700,000 property:
- Option 1: Wait 2 years to save 20% deposit ($140,000)
- Rent paid over 2 years: $62,400
- LMI saved: $0
- Property price increase (assuming 6% p.a.): $700,000 → $787,000
- Net position: -$149,400 (rent + higher property price)
- Option 2: Buy now with 10% deposit + LMI
- LMI cost: $29,000 (added to loan)
- Rent saved: $62,400
- Equity gained from price growth: $87,000
- Net position: +$120,400 (rent saved + equity - LMI)
Conclusion: In this scenario, buying now with LMI is $269,800 better than waiting 2 years!
Note: This is a simplified example. Actual outcomes depend on property price movements, interest rates, and your personal circumstances.
FIRB Requirements and Costs in 2026
As a 482 visa holder, you are classified as a "foreign person" for investment purposes under Australian law. This means you must obtain approval from the Foreign Investment Review Board (FIRB) before signing a contract to purchase property.
What is FIRB?
The Foreign Investment Review Board (FIRB) is an Australian government body that reviews foreign investment proposals to ensure they are not contrary to the national interest. For residential property, FIRB approval is mandatory for temporary visa holders.
FIRB Application Fees for 2026
For the 2025–2026 financial year, the FIRB application fees have been updated:
| Property Value | FIRB Application Fee |
|---|---|
| Up to $1 million | $15,100 |
| $1 million - $2 million | $30,300 |
| $2 million - $3 million | $60,500 |
| $3 million+ | $121,000 |
⚠️ Important: FIRB Fees Are Non-Refundable
FIRB application fees are non-refundable, even if:
- Your application is rejected
- You decide not to proceed with the purchase
- The property sale falls through
Make sure you're serious about the property before applying for FIRB approval.
What Can 482 Visa Holders Buy?
As a temporary resident on a 482 visa, FIRB rules allow you to purchase:
✅ Established Dwellings (with restrictions)
- Limited to ONE established dwelling
- Must be used as your primary residence (you must live in it)
- Must be sold when you leave Australia permanently or your visa expires
- Cannot rent it out while you're living overseas
- Cannot leave it vacant for more than 6 months
✅ New Dwellings (no restrictions)
- No limit on the number of new properties you can buy
- Can be used as investment properties (don't need to live in them)
- No requirement to sell when you leave Australia
- "New" means never previously sold or occupied as a residence
- Includes off-the-plan apartments and newly built houses
✅ Vacant Land (with conditions)
- Can purchase vacant land for residential development
- Must commence construction within 4 years of purchase
- Must complete construction within 4 years of commencement
- Can sell before construction if FIRB approval is transferred to new buyer
💡 Pro Tip: New vs. Established
If you're planning to buy an investment property or want more flexibility, consider purchasing a new dwelling instead of an established one. You'll have:
- No restrictions on use (can rent it out immediately)
- No requirement to sell if you leave Australia
- Ability to buy multiple properties
- Depreciation benefits for tax purposes
However, new properties are typically more expensive per square meter than established homes.
FIRB Application Process
Timeline: 30 days (standard) to 90 days (complex cases)
Find Property & Sign Contract
Sign the contract of sale with a FIRB approval condition. This protects you if FIRB rejects your application. Standard cooling-off periods don't apply if you're waiting for FIRB approval.
Prepare FIRB Application
Gather required documents: passport, visa grant notice, contract of sale, evidence of funds, statutory declaration. Your broker or solicitor can help with this.
Submit Application Online
Submit your application through the FIRB online portal. Pay the application fee (non-refundable). You'll receive an acknowledgment within 1-2 business days.
Wait for Approval
Standard processing time is 30 days, but can be up to 90 days for complex cases. FIRB may request additional information during this time.
Receive Decision
If approved, you'll receive a FIRB approval certificate. This is valid for 12 months from the date of issue. If rejected, you cannot proceed with the purchase (and fees are not refunded).
Proceed with Settlement
Once approved, you can proceed with your home loan and settlement. Make sure to settle within the 12-month validity period of your FIRB approval.
Documents Required for FIRB Application
- Passport: Copy of your passport (photo page)
- Visa details: Copy of your 482 visa grant notice
- Contract of sale: Signed contract for the property
- Evidence of funds: Bank statements or loan pre-approval showing you can afford the purchase
- Statutory declaration: Declaring your intentions for the property (primary residence, investment, etc.)
- Property details: Address, property type, purchase price
Common FIRB Rejection Reasons
FIRB applications are rarely rejected if you follow the rules, but common reasons include:
- Attempting to buy more than one established dwelling
- Not declaring intention to use as primary residence (for established dwellings)
- Insufficient evidence of funds to complete purchase
- Property doesn't meet "new dwelling" criteria (for new property applications)
- Incomplete or incorrect application
✅ How Everest Home Loans Helps with FIRB
We coordinate your FIRB application alongside your loan approval to ensure:
- Application is completed correctly the first time
- All required documents are included
- Timeline aligns with your settlement date
- You understand all conditions and obligations
- Contract includes appropriate FIRB approval clause
Which Lenders Offer 90% LVR for 482 Visas?
Not all lenders are created equal when it comes to 482 visa home loans. Here's what you need to know about which lenders offer 90% LVR in 2026:
Big 4 Banks
| Lender | 90% LVR for 482? | Key Requirements | Notes |
|---|---|---|---|
| Commonwealth Bank (CBA) | ✓ | 24 months visa, 12 months employment | Most flexible Big 4 for temporary visas |
| Westpac | ✓ | 12 months visa, 6 months employment | Good for higher income earners |
| ANZ | ✓ | 12 months visa, 12 months employment | Competitive rates for 482 visas |
| NAB | ✗ | Max 80% LVR for temporary visas | More conservative on temporary visas |
Other Major Lenders
| Lender | 90% LVR for 482? | Key Requirements | Notes |
|---|---|---|---|
| Macquarie Bank | ✓ | 12 months visa, strong income | Excellent for professionals |
| Bankwest | ✓ | 12 months visa, 6 months employment | Competitive rates |
| Bank of Queensland | ✓ | 12 months visa, stable employment | Good customer service |
| Suncorp | ✓ | 12 months visa, 12 months employment | Flexible lending criteria |
| ING | ✗ | Max 80% LVR for temporary visas | Online lender, stricter policies |
Non-Bank Lenders
Several non-bank lenders also offer 90% LVR for 482 visa holders, often with more flexible criteria:
- Pepper Money: Specialist in non-standard lending, accepts 482 visas with 12 months remaining
- Liberty Financial: Flexible criteria, good for self-employed 482 visa holders
- La Trobe Financial: Competitive rates, accepts various visa types
- Resimac: Good for borrowers with complex income structures
⚠️ Important: Lender Policies Change Frequently
Lender policies for temporary visa holders can change with little notice. What's available today may not be available next month. This is why working with a broker who has up-to-date knowledge of lender policies is crucial.
At Everest Home Loans, we maintain daily contact with lenders and receive immediate updates on policy changes, ensuring we always know which lenders offer the best options for 482 visa holders.
Interest Rates for 482 Visa Holders
Good news: In 2026, most lenders offer the same interest rates to 482 visa holders as they do to permanent residents and citizens. Your visa status typically doesn't affect your interest rate—your rate is determined by:
- LVR (higher LVR = slightly higher rate)
- Loan amount
- Property type (owner-occupied vs. investment)
- Repayment type (principal & interest vs. interest-only)
- Fixed vs. variable
Typical rates in 2026:
- Variable rate (90% LVR): 6.30% - 6.90%
- Fixed rate 1-3 years (90% LVR): 6.00% - 6.60%
Why Use a Broker Instead of Going Direct?
You might be wondering: "Why not just apply directly to a bank?"
Here's why using a specialist broker like Everest Home Loans is crucial for 482 visa holders:
- We know which lenders say yes: Not all lenders advertise their 482 visa policies publicly. We know from experience which lenders are most likely to approve your application.
- We present your application correctly: How you present your application matters. We know what each lender wants to see and structure your application accordingly.
- We save you time: Instead of applying to multiple lenders yourself (which can hurt your credit score), we submit to the right lender the first time.
- We negotiate better rates: As a high-volume broker, we often secure better rates than you could get going direct.
- We coordinate FIRB and loan approval: We ensure your FIRB application and loan approval timelines align perfectly.
- We speak your language: Literally. We offer service in Nepali, Hindi, Punjabi, and English.
- It's free: Our service costs you nothing. We're paid by the lender, and you get the same rate (or better) than going direct.
Maximizing Your Approval Chances
To present the strongest possible case to a lender in 2026, follow these strategies:
1. Build Genuine Savings
Proof that you have saved your deposit over at least 3 to 6 months in an Australian bank account is crucial.
✅ Best Practices for Genuine Savings
- Open a dedicated savings account when you arrive in Australia
- Set up automatic transfers from your salary account (e.g., $500-$1,000 per pay)
- Avoid large, unexplained deposits
- Keep savings in Australian banks (not overseas accounts)
- Don't withdraw and redeposit funds to "age" them
- If receiving gifted funds, deposit them early and let them sit for 3+ months
2. Maintain Clean Credit
A strong Australian credit score with no defaults or excessive "buy now, pay later" debts is essential.
✅ Credit Score Improvement Tips
- Check your credit report: Get free reports from Equifax, Experian, and Illion
- Dispute errors immediately: Incorrect information can be removed within 30 days
- Pay everything on time: Set up automatic payments for all bills
- Reduce credit card limits: Even if you don't use them, high limits affect borrowing capacity
- Close unused accounts: Store cards, old credit cards, unused BNPL accounts
- Avoid multiple credit applications: Each application creates a "hard inquiry" on your credit file
- Use credit cards responsibly: Keep utilization below 30% of limit
- Build credit history: Having some credit (and managing it well) is better than no credit
3. Prepare Correct Documentation
NAATI-certified translations of any foreign bank statements if they are being used to support your application.
📄 Complete Document Checklist for 482 Visa Home Loan
Identity Documents:
- Passport (certified copy of photo page)
- Australian driver's license (if you have one)
- Medicare card (if you have one)
Visa Documents:
- 482 visa grant notice (VEVO printout)
- Sponsorship approval letter from employer
- Evidence of visa expiry date
- Evidence of PR pathway (if applicable)
Employment Documents:
- Employment contract (showing sponsorship details)
- Recent payslips (last 3 months minimum, 6 months preferred)
- Letter from employer confirming ongoing employment
- Group certificate or payment summary (if available)
Income Documents:
- Tax returns (last 2 years if self-employed or have other income)
- Notice of Assessment from ATO
- Bank statements showing salary deposits (last 3-6 months)
Savings/Deposit Documents:
- Bank statements for all accounts (last 3-6 months)
- Evidence of genuine savings pattern
- Gift letter (if receiving gifted deposit)
- Overseas bank statements (NAATI-certified translation required)
Liabilities Documents:
- Credit card statements (latest)
- Personal loan statements
- Car loan statements
- HECS/HELP debt details
- Any other debt obligations
Property Documents:
- Contract of sale (once you've found a property)
- Building and pest inspection reports
- Strata report (for units/townhouses)
- Council rates notice
4. Optimize Your Financial Position
Take these steps 3-6 months before applying:
- Pay off small debts: Clear personal loans, car loans, or credit cards if possible
- Reduce credit limits: Call your credit card providers and reduce limits to $2,000-$5,000
- Close unused accounts: Cancel store cards, old credit cards, BNPL accounts you don't use
- Increase your income: Ask for a raise, take on extra shifts, or start a side business (but be careful with self-employment income—it can complicate applications)
- Reduce expenses: Cut back on discretionary spending to show strong savings capacity
- Avoid job changes: Stay with your current employer if possible
- Don't make large purchases: Avoid buying a new car or taking on new debt
5. Choose the Right Property
Some properties are easier to get financed than others:
✅ Lender-Friendly Properties
- Standard residential houses and units
- Properties in established suburbs with good infrastructure
- Properties valued between $400,000 - $1,500,000
- Properties in good condition (not requiring major renovations)
- Properties with clear title (no easements or restrictions)
⚠️ Difficult-to-Finance Properties
- Serviced apartments or hotel-style units
- Properties on leasehold land
- Properties with structural issues
- Very small units (under 40-50 sqm)
- Properties in remote or very regional areas
- Properties with company title (not strata or torrens)
- Properties requiring immediate major repairs
6. Time Your Application Right
Timing can significantly impact your approval chances:
- Apply after completing probation: Most lenders prefer you've completed your probation period
- Apply with maximum visa remaining: The more time left on your visa, the better
- Apply after building savings history: Wait at least 3-6 months after arriving in Australia
- Apply before major life changes: Before changing jobs, having a baby, or other major financial changes
- Avoid end of financial year: Lenders are busiest in June-July; applications may take longer
7. Consider a Co-Borrower
If you have a spouse or partner who is a PR or citizen, applying jointly can significantly improve your chances:
- Combined income: Increases borrowing capacity
- Stronger application: PR/citizen status of co-borrower reduces perceived risk
- Better rates: May access better rates or LMI waivers
- No FIRB required: If buying jointly with PR/citizen spouse
Step-by-Step Application Process
Here's exactly how to apply for a 90% LVR home loan on a 482 visa:
Initial Consultation (Week 1)
Book a free consultation with Everest Home Loans. We'll assess your situation, calculate your borrowing capacity, and explain your options. Bring your visa documents, payslips, and bank statements.
Pre-Approval (Week 2-3)
We submit your pre-approval application to the most suitable lender. You'll receive conditional approval within 3-7 days, valid for 3-6 months. This tells you exactly how much you can borrow.
Property Search (Week 4-12)
Start looking for properties within your budget. Attend open inspections, research suburbs, and work with real estate agents. Remember to factor in FIRB fees and other costs.
Make an Offer (Week 12-14)
Once you find the right property, make an offer. Include a FIRB approval condition in the contract. Hire a solicitor or conveyancer to review the contract before signing.
FIRB Application (Week 14-15)
Submit your FIRB application immediately after signing the contract. We'll help you prepare all required documents. Pay the FIRB fee ($15,100 for properties up to $1M).
Formal Loan Approval (Week 15-16)
We submit your formal loan application with the signed contract. The lender orders a property valuation and conducts final credit checks. Approval typically takes 5-10 days.
FIRB Approval (Week 16-20)
Wait for FIRB approval (usually 30 days). Once approved, you'll receive your FIRB certificate. This is valid for 12 months.
Settlement Preparation (Week 20-22)
Arrange building insurance, organize removalists, set up utilities, and prepare for settlement. Your solicitor will coordinate with the seller's solicitor.
Settlement Day (Week 22)
The lender releases funds, ownership transfers to you, and you receive the keys to your new home! Congratulations! 🎉
Total Timeline: Approximately 4-6 months from initial consultation to settlement.
Common Mistakes to Avoid
Learn from others' mistakes and avoid these common pitfalls:
❌ Mistake 1: Applying Too Early
Problem: Applying before you've built sufficient Australian credit history or genuine savings.
Solution: Wait at least 6 months after arriving in Australia, and ensure you have 3-6 months of genuine savings.
❌ Mistake 2: Not Factoring in FIRB Fees
Problem: Budgeting for deposit and stamp duty but forgetting the $15,100+ FIRB fee.
Solution: Budget for total upfront costs = deposit + stamp duty + FIRB fee + other costs (typically 15-20% of purchase price for 482 visa holders).
❌ Mistake 3: Applying to the Wrong Lender
Problem: Applying to a lender that doesn't offer 90% LVR for 482 visas, resulting in rejection.
Solution: Work with a specialist broker who knows which lenders say yes to 482 visa holders.
❌ Mistake 4: Changing Jobs During Application
Problem: Changing employers while your loan application is in progress.
Solution: Wait until after settlement to change jobs. If you must change, inform your broker immediately.
❌ Mistake 5: Maxing Out Borrowing Capacity
Problem: Borrowing the absolute maximum, leaving no buffer for rate rises or emergencies.
Solution: Borrow 80-90% of your maximum capacity, leaving a financial buffer.
Real Success Stories
✅ Case Study 1: Priya & Amit - IT Professionals
Situation: 482 visa holders, 18 months remaining, combined income $180,000, saved $75,000
Goal: Buy a $750,000 house in Melbourne's western suburbs
Challenge: Needed 90% LVR to afford the property
Solution: We secured 90% LVR approval with CBA. Total upfront costs: $75,000 deposit + $15,100 FIRB + $35,000 stamp duty + $29,000 LMI (added to loan) = $125,100
Outcome: Successfully purchased their dream home in Tarneit. Now building equity instead of paying $650/week rent!
✅ Case Study 2: Rajesh - Accountant
Situation: 482 visa holder, 24 months remaining, income $120,000, saved $55,000
Goal: Buy a $550,000 unit in Sydney
Challenge: Single income, needed to maximize borrowing
Solution: We secured 90% LVR approval with Westpac. Structured application to show strong savings capacity and stable employment.
Outcome: Purchased a 2-bedroom unit in Parramatta. On pathway to PR and building wealth through property.
Frequently Asked Questions
Don't Wait for PR to Start Building Equity
Thousands of 482 visa holders are successfully buying homes with 90% LVR loans in 2026. With the right guidance, you can too.
Contact Everest Home Loans today for a free assessment of your borrowing power on a 482 visa. We'll show you exactly how much you can borrow, which lenders will approve you, and how to navigate the FIRB process.
Why Choose Everest Home Loans?
- ✅ Specialists in 482 visa home loans
- ✅ Access to 30+ lenders (including Big 4 banks)
- ✅ 98% approval rate for qualified applicants
- ✅ Service in Nepali, Hindi, Punjabi & English
- ✅ FREE service - no cost to you
- ✅ We coordinate FIRB and loan approval
📧 Email: raj@everesthomeloans.com.au
📍 Office: 35 Captain Pearson Drive, Mickleham VIC 3064
⭐ Google Reviews: 5.0 stars (416 reviews)
Book an appointment with our Finance Broker/CEO for expert guidance on home loans, refinancing, investment properties, and more.
info@everesthomeloans.com.au
03 9005 3955
Mon - Sat 8:00 AM - 6:00 PM
At Everest Home Loans, we are more than just a mortgage broker. We are your dedicated partners on your journey to homeownership.
Contact
0431 790 889
03 9005 3955
raj@everesthomeloans.com.au
35 Captain Pearson Drive,
Mickleham VIC 3064
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Kandel & Co Pty Ltd t/a Everest Home Loans is an Authorised Credit Representative – 506833, and Rajesh Kandel is an Authorised Credit Representative number – 476341 of Connective Credit Services Pty Ltd ABN 77 161 731 111 (Australian Credit Licence No.389328).
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