Joint Home Loan Australia: Buying Property with Different Visa Statuses (2026)

Many couples and co-purchasers in Australia are buying property together where each person has a different immigration status — one might be an Australian citizen while the other is on a 482 visa, or one has PR while the other is a non-resident.

This “mixed status” situation is more common than most lenders or conveyancers expect, and it creates significant questions around loan limits, stamp duty, FIRB, and property eligibility.

Here is how joint purchases with different visa statuses work in practice.

The two most common scenarios

Scenario 1: Australian citizen or PR + temporary visa holder

This is the most frequent situation. A couple where one partner is a citizen or PR and the other holds a 482, 500, or other temporary visa.

Key outcomes:

The joint application is assessed on combined income, improving borrowing capacity
LVR can reach up to 95% (the citizen/PR borrower’s status drives lender policy)
FIRB: depends on the state and structure (see below)
Stamp duty surcharge: depends on the state (see below)
Property eligibility: the combined purchase is subject to the most restrictive status — because a foreign person is on the title, the 2025–2027 established dwelling ban may apply

Scenario 2: 482 visa holder + non-resident

Both parties are classified as foreign persons. The combined purchase faces all the restrictions of the stricter status — limited to new builds only, 70–80% LVR maximum, FIRB required, foreign surcharge applicable.

How lenders assess joint applications

Lenders assess the primary borrower’s status first, then incorporate the secondary borrower’s income.

In most cases, when one borrower is a citizen or PR and the other is a temporary visa holder, lenders treat the application under the citizen/PR lending criteria. This means:

Access to mainstream lender products
LVR up to 95% (with LMI if applicable)
No currency haircut on AUD income (for the citizen/PR income portion)
Temporary visa holder’s income is included but may attract a haircut if it is foreign-currency income

What this means practically: A couple where one earns $100,000 as a citizen and one earns $90,000 on a 482 visa can likely borrow as though the primary borrower is a citizen — with the 482 holder’s income strengthening the application rather than weakening it.

FIRB in joint purchases

FIRB applies when a foreign person is involved in the purchase. If one co-purchaser is a citizen or PR and the other is a foreign person, FIRB is generally still required.

Exception: There is a specific FIRB exemption for the spouse or de facto partner of an Australian citizen or PR where the purchase is for their shared residence. This is the “spousal exemption” — it removes the FIRB requirement for that specific purchase.

Key requirements for the spousal exemption:

The foreign person and the citizen/PR must be spouses or de facto partners
The purchase must be for a property they will live in together as their primary residence
It does not apply to investment purchases

This exemption can save the $14,100+ FIRB application fee and the 30-day wait — which is significant on time-sensitive purchases.

Stamp duty surcharge in joint purchases

The foreign buyer stamp duty surcharge is where states vary significantly in how they treat mixed-status couples.

New South Wales

The surcharge applies to the entire purchase price if any co-purchaser is a foreign person — regardless of ownership split. Even a 1% ownership share by a foreign person triggers the full 8% on the total price.

Victoria

Same as NSW — if any buyer is a foreign person, the 8% surcharge applies to the full purchase price.

Queensland

The 7% surcharge applies proportionally to the foreign person’s share of the property. If the 482 holder owns 50%, the surcharge applies to 50% of the purchase price.

Example (QLD, $700,000 property, 50/50 ownership):

Foreign buyer surcharge: 7% × $350,000 = $24,500
vs. NSW/VIC: 8% × $700,000 = $56,000

This difference makes Queensland a significantly cheaper option for mixed-status couples purchasing together.

South Australia

Proportional surcharge (similar to QLD approach — surcharge on the foreign person’s share only).

Western Australia

7% surcharge on the foreign person’s share of the purchase.

ACT / NT

0% surcharge — no additional cost for mixed-status purchases in these territories.

Property type eligibility in joint purchases

The 2025–2027 foreign purchase ban applies when a foreign person is included in the purchase. Even if the primary purchaser is a citizen or PR, if a foreign person is on the title, the purchase is subject to foreign person rules.

This means:

Mixed-status couples (citizen/PR + temp visa) where the temp visa holder is on the title are restricted to new builds, off-the-plan, and vacant land (the same as pure foreign person purchases)
If the citizen/PR purchases solely in their own name without the foreign person on the title, the ban does not apply — established homes are accessible

This creates a common structuring question: should the temporary visa holder be on the title at all?

Should the temporary visa holder be on the title?

This is one of the most important practical questions for mixed-status couples.

Arguments for including the visa holder on the title:

Both parties have legal ownership and equity protection
Joint income strengthens the mortgage application
If the relationship changes, both parties have clear property rights

Arguments for citizen/PR-only title:

Removes FIRB requirement (no spousal exemption needed)
Avoids or reduces foreign buyer stamp duty surcharge
Opens established homes to purchase
Simpler lending and conveyancing

The legal risk of citizen-only title when the foreign person contributes funds: If the foreign person provides deposit funds but is not on the title, this creates what lawyers call a constructive trust or resulting trust situation — where beneficial ownership may differ from legal ownership. This needs to be properly documented to protect both parties.

The tax risk of future ownership changes: If the visa holder gets PR later and the couple then wants to add them to the title, this transfer can trigger stamp duty (treated as a new transfer in most states, even for couples).

Bottom line: This is a genuine legal and financial decision. Both approaches are viable — but the structure needs to be intentional and properly documented. Get legal advice before deciding.

Home Guarantee Scheme for mixed-status couples

The First Home Guarantee (5% deposit, no LMI) is available to citizens, PRs and NZ citizens. If one co-purchaser qualifies and one does not:

The qualifying co-purchaser can access the scheme with the non-qualifying partner
Both must be first home buyers (never owned Australian property)
Combined income must be under $200,000 p.a.
The property must be within the scheme’s price cap

If the non-qualifying partner is on the title, the lender may still process the application under HGS on the basis of the qualifying partner’s status — but lender policies vary. Confirm this specifically with your broker.

Common questions

Q: My partner is a citizen, I am on a 482 visa. Can we buy an established home together?
If you are both on the title, the foreign buyer restriction applies and you cannot buy an established home (under the 2025–2027 ban). If your partner purchases solely in their own name, they can buy any property. Consider whether the single-name structure works legally and practically for your situation.

Q: We are not married but in a de facto relationship. Does the spousal FIRB exemption apply?
Yes — the exemption covers both legal spouses and de facto partners, provided the relationship meets the definition under Australian law (generally: living together in a genuine domestic relationship). Documentation of the de facto relationship may be required.

Q: Can we put the property in my citizen partner’s name now, then add my name when I get PR?
You can, but adding a name to a title is typically treated as a property transfer and may trigger stamp duty in most states. Plan for this cost or get legal advice on the most tax-efficient structure.

Q: Does the foreign buyer surcharge apply to the deposit I pay, or the full purchase price?
The surcharge is applied to the full purchase price (or your ownership share, depending on the state), not just the deposit.

Get the structure right before you buy

Joint purchases with mixed visa status require careful planning across at least three areas: lender eligibility, FIRB obligations, and stamp duty exposure. Getting the ownership structure wrong before signing a contract can create ongoing costs or legal complications.

At Arrivau, we work with mixed-status couples frequently and can help you assess the right structure, identify the most favourable lenders, and coordinate with your conveyancer and lawyer.

Book a free joint purchase consultation →

Last updated: May 2026. Stamp duty rules vary by state and can change. Always seek independent legal and financial advice before structuring a joint property purchase.