---
title: Bridging Visas and Home Loans: What Lenders Accept | GNT Finance
description: Can you get a home loan on a Bridging Visa A or B while PR is processing? Which lender categories consider it, the deposit they want, and the FIRB rule.
url: https://gntfinance.com.au/blog/bridging-visas-and-home-loans-what-lenders-accept/
author: Gorakh Timilsina
published: 2026-10-11
category: Loan basics
---

# Bridging visas and home loans: what lenders accept while your PR is processing

**In short:** A home loan on a Bridging Visa A or B is possible but narrow. Most major banks decline bridging visa applicants; some non-bank and specialist lenders, and a few smaller banks, consider a BVA or BVB holder whose permanent visa application is lodged, usually with a 20% deposit, full-time employment and often a citizen or PR co-borrower. You remain a foreign person, so FIRB rules and surcharges apply.

The bridging visa is the waiting room of Australian migration. You have applied for a 186, 190, 801 or 191, your old visa has expired, and a bridging visa keeps you lawful, sometimes for a year or more. Nepali families in that position ask us every week whether to buy now or wait. This post gives the lender view, the FIRB rule and a worked example. One clarification first: a bridging visa has nothing to do with a [bridging loan](/services/bridging-loans/), which is a short-term loan for buying before you sell.

## Key takeaways

- Lenders care which bridging visa you hold and which substantive visa you have applied for.
- BVA and BVB are the lendable ones; BVC, BVD and BVE are rarely accepted.
- Expect a 20% deposit, stable full-time employment and lender-specific conditions; some require a citizen or PR co-borrower.
- For property law you are a foreign person: no established homes until at least 30 June 2029, FIRB approval for new homes, and 8% additional duty in Victoria.
- Buying jointly with a citizen or PR spouse changes the picture on FIRB and, in some states, the surcharge.

## Which bridging visa do you hold

| Bridging visa | When it is granted | Lender view at the time of writing |
|---|---|---|
| BVA | You applied onshore for a new visa while holding a valid visa; lets you stay while the application is decided; no travel | The one most lenders that accept bridging visas will consider, if the substantive application is for a permanent visa |
| BVB | As above, with permission to travel and return | Treated like a BVA by most lenders |
| BVC | Applied for a new visa without holding a valid visa | Rarely accepted |
| BVD and BVE | Short-term visas to regularise status or arrange departure | Not accepted |

Work rights on a BVA usually mirror the visa you held when you applied. A lender will read the grant notice and the VEVO record closely, so have both ready.

## Which lenders consider bridging visas

Policies change often, so treat this as a map rather than a list.

| Lender category | Typical stance |
|---|---|
| Major banks | Generally decline, or accept only with a citizen or PR co-borrower and evidence that a permanent visa has been applied for |
| Second-tier and regional banks | Case by case; some accept a BVA where a 186, 190 or 801 application is lodged, with 20% deposit |
| Non-bank lenders | The most open category; several accept BVA and BVB holders at 80% loan-to-value ratio, sometimes higher with a PR co-borrower, at a rate premium |
| Specialist and near-prime lenders | Accept more visa types but charge for the flexibility; useful as a stepping stone to refinance after grant |

The closer you are to PR and the stronger the Australian income and deposit, the wider the panel. A pre-assessment through our [home loans for visa holders](/services/home-loans-for-visa-holders/) service shows which lenders fit before anything hits your credit file; our [pre-approval guide](/guides/home-loan-pre-approval/) explains the process.

### What every accepting lender wants

- The substantive visa application receipt, ideally for a permanent visa.
- Full-time permanent employment, generally beyond probation, with payslips and a contract.
- A 20% deposit from genuine savings, plus costs; lenders mortgage insurance is difficult on a bridging visa.
- A lawful, documented source of funds. Nepal Rastra Bank prohibits capital transfers from Nepal to buy property abroad, so Australian savings, NRN-compliant funds or documented gifts from family in Australia are the safe sources.
- A clean Australian credit file.

## The FIRB rule for bridging visa holders

A bridging visa holder is a foreign person. At the time of writing that means:

- No established dwellings. The ban on foreign purchases of established homes began on 1 April 2025 and was extended in the 2026–27 Budget to 30 June 2029.
- New dwellings and vacant land can be bought with FIRB approval and a fee, with conditions such as building within a set period on vacant land.
- Buying jointly with an Australian citizen or permanent resident spouse as joint tenants is generally exempt from FIRB approval.

Victoria adds 8% foreign purchaser additional duty on top of ordinary duty, with an exemption for a foreign spouse buying a principal home jointly with a citizen or PR spouse where conditions are met. NSW charges 9% with its own spouse exemption. Check with the [State Revenue Office](https://www.sro.vic.gov.au/) or [Revenue NSW](https://www.revenue.nsw.gov.au/) and read our [FIRB approval page](/legal/firb-approval-for-property/).

## Worked example: a couple in Tarneit on a BVA

Nabin holds a BVA after lodging a 186 application; his wife Sarita is a permanent resident. Combined income $132,000; savings $95,000. They are considering a new $620,000 house-and-land package in [Tarneit](/mortgage-broker/tarneit/).

| | Buy now, jointly, on the BVA | Wait for the 186, then buy as first home buyers |
|---|---|---|
| Lender panel | Non-bank and a few second-tier lenders | Full panel |
| Deposit | 20% ($124,000) is what most accepting lenders want; some allow less with Sarita as PR co-borrower | 5% ($31,000) under the First Home Guarantee |
| FIRB approval | Generally not required, joint purchase with PR spouse | Not required |
| Victorian duty | $32,270 general duty (first-home-buyer concession may apply if both qualify) | About $4,303 with the first-home-buyer concession at $620,000 |
| Foreign purchaser additional duty | Exempt on Nabin's share if the spouse exemption conditions are met; otherwise 8% on his half | Nil |
| First Home Owner Grant | Generally available where one applicant is a PR and other conditions are met | $10,000 |

If they buy now with a 20% deposit, the $496,000 loan for illustration at 6.00% p.a. over 30 years costs about $2,974 a month, tested at 9.00% under the APRA buffer. Their savings barely cover deposit and duty. Waiting for the 186 and using the guarantee needs about $35,000 in cash and leaves $60,000 in reserve. Most families in this position wait.

## After the grant: refinance

A loan taken on a bridging visa usually carries a rate premium. Once PR is granted the full panel opens and refinancing to a sharper rate is normal. Foreign purchaser duty already paid is not refunded, the strongest argument for waiting where you can. Compare with the [refinance calculator](/calculators/refinance/).

## Frequently asked questions

### Can I get a home loan on a bridging visa in Australia?

Yes, in limited cases. Some non-bank and second-tier lenders accept Bridging Visa A or B holders whose permanent visa application is lodged, generally with a 20% deposit and full-time employment, and often with a citizen or PR co-borrower. Major banks mostly decline. The purchase must comply with FIRB rules, which currently exclude established homes for foreign persons.

### Does a bridging visa count as a temporary resident for FIRB?

For foreign investment purposes a bridging visa holder is a foreign person and, depending on the visa applied for, may be treated as a temporary resident. Either way the established-home ban applies at the time of writing. Confirm your position on the FIRB website before signing a contract.

### Will my loan be cancelled if my visa is refused?

The loan does not end automatically, but a refusal may mean leaving Australia, and lenders that accept bridging visas price the loan with that risk in mind. Keep a buffer, and do not commit to a purchase if your migration agent thinks the application is uncertain.

### Is it better to buy in my PR spouse's name only?

Sometimes. A purchase in the citizen or PR spouse's name alone avoids FIRB and surcharge questions and may allow the First Home Guarantee, but only that spouse's income counts. If the household needs both incomes, a joint purchase or waiting for the grant usually works better.

## Talk to GNT Finance

Gorakh Timilsina assessed hundreds of loan applications as a senior credit officer and knows which lenders on our national panel accept bridging visas today. We can pre-assess your file in English, Nepali or Hindi before anything touches your credit report, at no cost to you for our home-loan service in most cases. [Book a free consultation](/contact/) or call 0426 403 703, or see [buying property as a temporary resident](/guides/buying-property-as-a-temporary-resident/).

*This is general information, not migration, legal, tax or credit advice. Migration rules change often — confirm with a registered migration agent (MARA) or the Department of Home Affairs.*