Home loans Sydney.
Sydney lending is bigger and tighter than the rest of Australia. Loan sizes that hit DTI caps. Stamp duty that demands the right LVR. Self-employed files that need lender placement, not lender shopping. 30+ lenders on our panel, no fee to you.
Four reasons Sydney finance needs specialist placement.
Generic broker advice misses Sydney. The lender appetite, the NSW costs, and the income-mix specifics all reward investors who get matched to the right lender first time.
Sydney lending rules are tighter than national
NSW investment loan policy at most lenders factors Sydney median prices, debt-to-income ratios, and serviceability buffers that effectively cap borrowing capacity below the national assessment. Sydney borrowers need lender-by-lender placement based on their specific file, not generic "lowest rate" shopping.
Stamp duty + purchase costs are bigger here
NSW stamp duty on a $1.5M Sydney purchase runs about $67K. Foreign-buyer surcharge adds 9 percent. The right loan structure can fund part of these costs without LMI if structured at the right LVR. Wrong structure leaves you tens of thousands worse off at settlement.
Self-employed Sydney files need specialist lenders
Sydney has the highest concentration of self-employed and contractor income in Australia (ABS). Mainstream lenders apply blunt assessments to ABN income; specialist lenders accept 1-year tax returns, BAS-based income or contractor-rate income. Knowing which lender accepts which evidence is the entire job.
Off-the-plan + new-build Sydney finance is different
Sydney new-build apartments often fail "at-valuation" on completion, creating settlement risk. Off-the-plan finance needs a lender that pre-commits to valuation at exchange (rare) or a deposit strategy that absorbs shortfall risk. We model both before any contract.
From call to settlement, four phases.
Position + Sydney capacity
We assess income, debts, savings, equity and Sydney purchase target. You leave the call with a realistic borrowing range from 3 to 5 lender profiles, not just the bank you already use.
Lender selection
File matched to the lender most likely to approve at the sharpest rate for your situation (PAYG, self-employed, foreign income, partner-only income, etc.). Submitted once, not shotgunned.
Pre-approval
Pre-approval issued (typically 5 to 10 business days). You shop Sydney with conviction, not hope, and we coordinate with your buyers agent or auction strategy.
Settlement + structure
Formal approval, valuation, conveyancing in NSW, settlement booked. Loan structured (split, offset, redraw) for the long hold and the next purchase.
Which scenario fits your situation?
Sydney finance is rarely one-size. Five common scenarios we structure for Sydney buyers and investors.
First Sydney investment loan
Best for: investors entering with $200K+ deposit. We target 80 percent LVR to avoid LMI, structure offset against owner-occupier debt, and pre-position for the next purchase. Typical Sydney median entry: $900K to $1.4M depending on region.
Refinance + cash-out for next purchase
Most common Sydney scenario after 3 to 5 years of growth. We assess equity available across all properties, re-price the existing loans, and structure a cash-out to fund the next deposit without crossing the LVR threshold that triggers LMI.
Sydney auction finance
Auctions in Sydney are unconditional. You need formal approval (not just pre-approval) on the specific property before bidding. We coordinate the lender, valuation and approval timing to align with auction day. Tight but achievable in 7 to 10 business days for clean files.
Construction loan (knockdown-rebuild or new build)
Sydney construction lending has stricter draw schedules than other capitals due to high build costs. We structure progress draws, contingency, and at-completion valuation. Pairs with our Homepay deferred-repayment structure where suitable.
SMSF property loan (LRBA)
Sydney property inside an SMSF requires a Limited Recourse Borrowing Arrangement. Lender panel is narrower (8 to 12 active SMSF lenders), LVRs lower (65 to 80 percent residential), and bare trust structure must be in place pre-settlement. Coordinated with our SMSF lending team.
Loan policy + Sydney stamp duty rates referenced from current lender policy guides and NSW Revenue tables. Specific borrowing capacity is lender-and-file dependent.
What Sydney borrowers ask us most.
How is getting a home loan in Sydney different from anywhere else?
Three things: (1) loan sizes are bigger so lender DTI and serviceability cuts bite harder, (2) NSW stamp duty is among the highest in Australia at the premium end, (3) self-employed and contractor income (very common in Sydney) needs specific lender placement. Lender choice matters more in Sydney than in smaller markets.
Can I get pre-approval in time for a Sydney auction?
Yes, for clean PAYG files we typically have pre-approval in 5 to 10 business days. For auctions, you need formal (not just pre-) approval on the specific property — that adds the valuation step. Most clients leave 2 to 3 weeks between pre-approval and auction day for the property-specific approval to land in time.
How much do I really need as a deposit for Sydney?
For investment, 20 percent of purchase price + stamp duty + costs avoids LMI. On a $1M Sydney investment, that's typically $250K to $280K of cash. With 10 to 15 percent deposit you can still proceed but pay LMI (which is a real cost, not a fee — typically $15K to $35K on a Sydney investment loan). For first-home owner-occupier, the federal Home Guarantee scheme can drop the requirement to 5 percent on eligible purchases.
Do you charge a fee?
No — mortgage brokers are paid commission by the lender that funds your loan. There is no fee to you. We disclose every lender's commission in writing as part of the engagement.
I'm self-employed in Sydney. What's realistic?
More realistic than most people assume. The right lender will accept: 1 year of full tax returns (some lenders), 2 years standard, BAS-based income (low-doc), contractor rates with consistent invoicing history, or salary-and-dividends from your own company. The wrong lender will decline you outright. We know which lender accepts which evidence type.
Can you refinance my existing Sydney loan?
Yes, and we should review it. Most Sydney loans sit 30 to 70 basis points above market because the bank has no reason to call you. We re-price with your existing lender first (free, often successful) and refinance if they refuse. Process typically 4 to 6 weeks. On a $1M Sydney loan, 40 basis points = $4K per year saved.
Will you help with SMSF lending for Sydney property?
Yes — our SMSF lending team handles the LRBA structure, bare trust, lender placement and settlement coordination. Sydney SMSF property has specific stock preferences (lenders prefer free-standing house or simple strata), which we navigate before sourcing.
What about Sydney foreign buyers / non-residents?
Possible but the lender panel narrows significantly (3 to 5 active lenders for foreign buyers), rates are higher (typically 1 to 1.5 percent above standard), and the 9 percent NSW foreign buyer surcharge applies. We model the full cost up-front so you know whether the Sydney purchase still works after surcharge.
Pair finance with acquisition + structure.
Get the right Sydney loan, not the easy one.
Book a complimentary 15-minute Sydney finance call. We will review your position across the lender panel and tell you up-front what rate, structure and pre-approval are realistic.