Investment Property Loans Australia
Two factors that shape your investment property loan
Your borrowing capacity
Lenders combine your personal income with a shaded portion of the expected rental income to calculate how much you can borrow. Existing debts, living expenses, other investment loans and credit commitments all reduce what is available.
Serviceability
Property type and rental demand
The property itself affects the loan. Location, dwelling type, rental yield, vacancy rates and resale demand all influence how a lender values the security. Some property types attract lower LVRs or additional conditions.
Security RiskTypical LVR ranges for investment property loans
These are general guide ranges only. Final terms depend on the lender, property type, location, borrower profile and overall portfolio exposure.
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Up to 70% LVR High-density, small unit or restricted type
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Up to 80% LVR Standard house or unit, strong location
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Up to 85% LVR Select lenders with LMI
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Up to 90% LVR Strong borrower, standard property, LMI applies
Not all lenders offer LMI on investment loans. If you have less than 20% deposit, the lender panel narrows and the cost of Lenders Mortgage Insurance needs to be factored in.
Looking for an investment property loan?
What lenders look for in an investment property loan
Investment property loans are assessed on your ability to service the debt, the quality of the security and the strength of the rental position.
Stable personal income from PAYG, self-employment or business- Rental income supported by a lease or market appraisal
- Sufficient deposit or usable equity from an existing property
- Clean credit history and manageable existing debt level
- Standard residential property type in a location with resale demand
Already own property? Most investors fund the deposit on their next purchase from equity rather than savings. Lenders will usually let you borrow against a home or investment property you already hold, including one that is fully paid off, up to their LVR limit, and use that cash as the deposit on the new loan. How much you can release depends on the current valuation, your serviceability across every loan you hold and the lender's cash-out policy, and the amount you want to borrow against a fully paid property is still capped by the same LVR rules as a purchase. See cash-out refinancing for how equity release is assessed, or investment property refinancing if you hold several properties and want to restructure them under one lender.
Self-employed investors may also want to compare low doc home loans.
Common investment property types financed
Most residential lenders will consider standard investment properties where the valuation, rental demand and resale market are clear.
Houses and villas- Units and apartments
- Townhouses and duplexes
- New builds and off-the-plan
- Granny flats (select lenders)
For broader investment strategy and portfolio planning, see property investment.
Key factors for investment property finance
These factors usually determine how much you can borrow, what rate you pay and which lenders are available for your investment property loan.
01
Rental income shading
Lenders typically count only 80% of the rental income toward serviceability, discounting for vacancies, management fees and maintenance.
02
Interest rate buffer
All lenders apply a serviceability buffer, currently around 3% above the actual rate, to test whether you can still afford repayments if rates rise.
03
Existing debt exposure
Your total borrowings across all properties, credit cards, car loans and personal debts reduce the amount available for a new investment loan.
04
Property location and type
Metro houses and established units in high-demand areas generally attract the best terms. Small units, rural properties and high-density developments may face restrictions.
05
Repayment structure
Choosing principal and interest or interest-only affects your rate, borrowing power and long-term equity position. IO periods are common for investors managing cash flow.
06
Ownership structure
Whether you buy personally, through a trust or through a company affects the lender panel, rates, LVR limits and tax treatment of the investment. New SMSF loans for residential property stopped on 10 August 2026.
Common problems with investment property finance
Investment loans can look straightforward until the lender reviews your full financial position and the property details.
Serviceability is tighter than expected
The 3% interest rate buffer, rental shading and existing debts can reduce your borrowing power well below what you expect. Many investors are surprised by how much less they qualify for compared to their owner-occupier loan.
Get a clear borrowing capacity assessment before searching for property.
LMI is not available on all investment loans
Some lenders and mortgage insurers do not offer LMI for investment purchases, which means 80% LVR becomes the maximum. If you have less than 20% deposit, the lender options narrow significantly.
Confirm LMI eligibility with the lender before committing to a purchase with less than 20% deposit.
Valuation falls short of the purchase price
Investment properties in some markets or property types can value below the contract price, especially off-the-plan purchases settled after market shifts. A short valuation means you need more deposit or a different lender.
Allow for valuation risk in your budget and consider getting a pre-purchase appraisal.
Multiple investment loans reduce capacity
Each additional investment property adds debt, and lenders reassess your entire portfolio when you apply for the next one. Investors expanding a portfolio often hit a serviceability ceiling earlier than expected.
Review your total portfolio position and compare lenders with different serviceability models before applying.
How to get an investment property loan in 6 steps
Step
01
Check your borrowing capacity
Work out how much you can borrow by looking at your income, existing debts, living expenses and the expected rental income on the new property.
Step
02
Confirm your deposit or equity
Determine whether you are using savings, equity from an existing property, or a combination. Check whether you need LMI and factor that into costs.
Step
03
Choose a loan structure
Decide between principal and interest or interest-only, fixed or variable, and whether to buy personally, through a trust or through a company.
Step
04
Prepare your documents
Gather payslips or income evidence, tax returns, bank statements, a rental appraisal, details of existing loans and identification documents.
Step
05
Compare lender options
Different lenders assess investment loans differently. Compare rates, LVR limits, rental shading policies and serviceability models before choosing.
Step
06
Apply and manage settlement
Lodge a clean application, respond to lender conditions quickly and coordinate settlement with your solicitor or conveyancer.
How investment property finance works in Australia
An investment property loan is a standard residential home loan used to purchase property you do not intend to live in. The property is typically rented out to generate income and held for long-term capital growth. Lenders assess these loans differently from owner-occupier loans because the borrower's risk profile changes when rental income is involved.
The biggest difference is serviceability. Lenders only count around 80% of the rental income and apply a buffer of roughly 3% above the actual interest rate to stress-test repayments. They also look at your full debt position across all properties, which means borrowing power reduces with each additional investment. Understanding how LVR works can help you plan your deposit and equity position before applying.
Rates on investment loans are typically 0.20% to 0.50% higher than owner-occupier rates. Interest-only options are available with most lenders for periods of 1 to 5 years, which can help manage cash flow and is commonly used by investors who rely on negative gearing strategies. However, IO loans usually carry a higher rate than principal and interest.
The right lender depends on your income type, deposit, property type and ownership structure. A PAYG borrower with 20% deposit buying a standard house in a capital city will suit most lenders. A self-employed investor with a smaller deposit buying through a trust may need a more specific lending pathway. A suitable finance contact can help you compare the options that fit your situation.
Get help with your investment property loan
Investment property loans involve rental income assessment, deposit planning, structure decisions and lender comparison. A suitable finance contact can help you present the deal properly and find the right fit.
Property Finance Help connects users with finance professionals who understand investor lending across banks, non-banks and specialist lenders.
Property Finance Help is a lead generation service, not a lender, broker, or financial adviser. All information on this website is general in nature and does not take into account your personal objectives, financial situation, or needs. Consider seeking independent professional advice before making any financial decision.
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