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Compare some of the best variable rate home loans in Australia from 5.08% p.a. (comparison rate^ 5.13%).
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Our dedicated team of Money.com.au Home Loan experts is here to help. Updated 18 May 2026.
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Variable Bare Home Loan 90% LVR
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Loan amount
| Product | Interest rate | Comparison rate | Monthly repayment | Key features | Compare Now |
|---|---|---|---|---|---|
 Loans.com.au Variable Bare Home Loan 90% LVR | 6.04% p.a. variable | 6.08% p.a. | $3,011 Principal & Interest | Max LVR 90% Redraw | |
 in1bank in1home | 5.08% p.a. variable | 5.13% p.a. | $2,709 Principal & Interest | Max LVR 50% Redraw | |
in1bank in1offsethome | 5.18% p.a. variable | 5.62% p.a. | $2,739 Principal & Interest | Max LVR 50% Offset Redraw | |
 Pacific Mortgage Group Owner Occupied Variable Home Loan | 5.59% p.a. variable | 5.59% p.a. | $2,867 Principal & Interest | Max LVR 80% Redraw | |
 Gateway Bank Green Plus Home Loan | 5.60% p.a. variable | 5.89% p.a. | $2,870 Principal & Interest | Max LVR 80% Offset Redraw | |
 Heritage Bank Discount Variable OO P&I | 5.64% p.a. variable | 5.64% p.a. | $2,883 Principal & Interest | Max LVR 70% Redraw Split Loan | |
 People First Bank Basic Variable Home Loan | 5.64% p.a. variable | 5.65% p.a. | $2,883 Principal & Interest | Max LVR 70% Offset Redraw | |
People's Choice Credit Union Basic Variable Home Loan | 5.64% p.a. variable | 5.65% p.a. | $2,883 Principal & Interest | Max LVR 70% Offset Redraw | |
 RACQ Bank Fair Dinkum Home Loan | 5.64% p.a. variable | 5.65% p.a. | $2,883 Principal & Interest | Max LVR 60% Split Loan | |
Gateway Bank Low Rate Essentials | 5.64% p.a. variable | 5.66% p.a. | $2,883 Principal & Interest | Max LVR 50% Redraw | |
Gateway Bank Low Rate Essentials | 5.64% p.a. variable | 5.66% p.a. | $2,883 Principal & Interest | Max LVR 60% Redraw | |
 Police Credit Union Low Rate Home Loan Special Offer | 5.64% p.a. variable | 5.67% p.a. | $2,883 Principal & Interest | Max LVR 80% Offset Redraw | |
 Australian Mutual Bank GumLeaf Basic Variable Rate Owner Occupied | 5.64% p.a. variable | 5.71% p.a. | $2,883 Principal & Interest | Max LVR 60% Redraw App Fee $250 | |
 Horizon Bank Home Sweet Home Loan | 5.64% p.a. variable | 6.34% p.a. | $2,883 Principal & Interest | Max LVR 70% Offset Redraw | |
 Unloan Refinance | 5.69% p.a. variable | 5.60% p.a. | $2,899 Principal & Interest | Max LVR 80% Redraw | |
 Laboratories Credit Union Simple Home Loan Owner Occupied | 5.69% p.a. variable | 5.71% p.a. | $2,899 Principal & Interest | Max LVR 95% App Fee $200 | |
Australian Mutual Bank GumLeaf Basic Variable Rate Owner Occupied | 5.69% p.a. variable | 5.76% p.a. | $2,899 Principal & Interest | Max LVR 70% Redraw App Fee $250 | |
 Up Up Home Variable Rate Loan | 5.70% p.a. variable | 5.70% p.a. | $2,902 Principal & Interest | Max LVR 80% Offset Redraw | |
 South West Slopes Bank Intro Discounted Standard Variable Home Loan | 5.70% p.a. variable | 6.06% p.a. | $2,902 Principal & Interest | Max LVR 90% Offset Redraw | |
 First Option Bank Simple Home Loan | 5.74% p.a. variable | 5.74% p.a. | $2,915 Principal & Interest | Max LVR 60% Redraw | |
 Hume Bank liteBlue Variable | 5.74% p.a. variable | 5.75% p.a. | $2,915 Principal & Interest | Max LVR 60% Redraw Split Loan |
Variable home loan rates for both new and existing borrowers are rising again following the RBA’s third consecutive cash rate increase this year, effectively wiping out last year’s rate cuts. The impact on household budgets is significant. For a homeowner on a variable rate with a $600,000 mortgage over 25 years, a third rate hike would add roughly $274 a month to repayments since the start of the year.
Most variable rates are now sitting above the mid-5% to low-6% range, although sharper deals are still available for some borrowers. Lenders like in1bank, Pacific Mortgage Group and LCU are currently advertising some of the more competitive variable rates on the market.
Despite rising rates, our research shows most mortgage holders (56%) say they intend to stay on a variable rate and ride out the volatility in 2026. A smaller share (9%) plan to split their loan between fixed and variable as a hedge.
A variable home loan has an interest rate that can go up or down over the loan term — normally in line with changes to Australia’s official cash rate.
This means your mortgage repayments will be lower when interest rates drop but higher when interest rates go up. It’s different to a fixed rate home loan where the rate (and therefore your repayments) remain the same for a set period.
Most variable rate home loans allow you to make extra repayments on your mortgage to pay it off faster, and many come with extra features such as offset and redraw facilities.
According to the Reserve Bank of Australia (RBA), the majority of new owner-occupier loans in Australia (98.0%) are variable. Variable rates are available on owner-occupier and investment home loans.
The RBA Board meets eight times a year to review the cash rate. The cash rate is the interest banks and lenders pay on the money they borrow from other banks. It influences the interest rates paid by consumers, including rates on home loans and savings accounts.
Mansour Soltani, Money.com.au's Home Loans Expert
“Make extra repayments on your variable rate home loan when interest rates are low. When interest rates are lower, the principal component of your repayments is bigger, helping you smash down your loan faster. When interest rates are higher, it’s inverted, and the interest component of your repayments is bigger so your cents and dollars don’t stretch as far. However, we always recommend consistency as you never know which way interest rates will go.”
Mansour Soltani, Money.com.au's Home Loans Expert
The best variable rates will vary depending on the type of home loan you need (owner-occupier or investor) and your loan-to-value ratio (LVR). Lenders see LVRs lower than 80% as less risky because you’re borrowing less compared to the property's value. Lower LVRs typically mean lower rates, and higher LVRs mean higher rates.
That’s why it’s important to compare loans based on your situation, as the headline rates lenders advertise may not be what you actually qualify for based on your borrowing position.
| Loan | Interest rate | Comparison rate^ | Max LVR |
|---|---|---|---|
| in1bank in1home | 5.08% | 5.13% | 50% |
| in1bank in1offsethome | 5.18% | 5.62% | 50% |
| Pacific Mortgage Group Owner Occupied Variable Home Loan | 5.59% | 5.59% | 80% |
| Gateway Bank Green Plus Home Loan | 5.60% | 5.89% | 80% |
| Heritage Bank Discount Variable OO P&I | 5.64% | 5.64% | 70% |
| People First Bank Basic Variable Home Loan | 5.64% | 5.65% | 70% |
| People's Choice Credit Union Basic Variable Home Loan | 5.64% | 5.65% | 70% |
| RACQ Bank Fair Dinkum Home Loan | 5.64% | 5.65% | 60% |
| Gateway Bank Low Rate Essentials | 5.64% | 5.66% | 50% |
| Gateway Bank Low Rate Essentials | 5.64% | 5.66% | 60% |
| Loan | Interest rate | Comparison rate^ | Max LVR |
|---|---|---|---|
| Horizon Bank First Home Buyer Loan Residential Investment | 5.74% | 5.74% | 70% |
| Heritage Bank Discount Variable Inv P&I | 5.79% | 5.79% | 70% |
| People First Bank Basic Variable Investment Loan | 5.79% | 5.80% | 70% |
| People's Choice Credit Union Basic Variable Home Loan | 5.79% | 5.80% | 70% |
| Police Credit Union Better Home Loan Special Offer Investment | 5.79% | 5.82% | 80% |
| Police Credit Union Low Rate Home Loan Special Offer - Investment | 5.79% | 5.82% | 80% |
| Unloan Refinance | 5.84% | 5.75% | 80% |
| Unloan Buy a Home | 5.84% | 5.75% | 80% |
| Pacific Mortgage Group Investment Variable Home Loan | 5.84% | 5.84% | 80% |
| RACQ Bank Fair Dinkum Home Loan | 5.84% | 5.84% | 60% |
This is a no-frills variable home loan with limited features but a lower interest rate. For example, a basic home loan may have a discount of 0.10% p.a., compared to a lender’s other products with no offset account or redraw.
Best for: First home buyers who don’t yet have savings to park in an offset account and would benefit more from lower repayments than features they’re unlikely to use.
Comes with a discounted ‘honeymoon’ interest rate for a period of time (usually 1-3 years), and then reverts to a higher variable rate. It’s worth noting that the initial savings may be offset by the higher rate once the intro period ends.
Best for: Short-term minded borrowers who want to take advantage of lower repayments early on — and ideally plan to refinance or sell before the higher rate kicks in.
The variable home loan lenders offer as standard with features likes offset and redraw. A lender’s standard variable rate is rarely its cheapest and is often the default interest rate once a borrower’s fixed-rate term expires.
Best for: Borrowers who want to put their savings to work in an offset account, with added features like a redraw facility and the ability to make extra repayments. Can be useful for homeowners looking to pay down their loan faster.
This combines your variable rate home loan with a transaction account and other financial products, like a credit card, in exchange for a discounted interest rate or reduced fees on each product.
Best for: Borrowers who plan to use other financial products — like a credit card or everyday transaction account — and want to save on fees or interest by bundling them with their home loan under one lender.
What about a split home loan?
A split home loan allows you to divide your loan into two portions — one with a variable rate and the other with a fixed rate. You can customise your split — whether it’s 50/50, 60/40, or 70/30, depending on your goals and risk appetite. According to our latest consumer survey, just 3% of Australian homeowners are considering a split loan this year.
Best for: Borrowers who want to manage the impact of interest rate rises through the fixed portion, while still offering the flexibility and features of a variable rate loan.
Money.com.au’s Mortgage Expert, Debbie Hays, shares two common strategies that homeowners and investors are using to get more value from their variable rate loans.
Homeowners looking for the lowest possible variable rate are increasingly opting for a basic home loan without an offset account. These loans typically offer a redraw facility instead, which serves a similar purpose by reducing the interest payable on the loan. Basic loans also generally come with no ongoing monthly fees — meaning you benefit from both a lower rate and fewer fees, while still minimising interest through the redraw feature.
Another strategy is to split your loan into two parts: one principal and interest (P&I) and one interest-only. By fully offsetting the interest-only portion with your savings, you avoid paying interest on that part — it frees up cash to focus on reducing the P&I portion faster. Debbie says this is a popular strategy among investors, particularly those without owner-occupied debt.
Here are three scenarios where choosing a variable rate home loan could be suitable.
Opting for a variable rate home loan when there are predictions or indications that interest rates may decrease means you could benefit from lower repayments sooner, compared to if you were locked into a fixed-rate mortgage with hefty break costs to pay. Keep in mind that rate changes can be difficult to predict, and getting help from a mortgage broker is a good idea.
Variable rate home loans generally offer additional features such as an offset account and the ability to make extra repayments without penalty. These features can help you pay off your mortgage faster and reduce your interest payable over the life of the loan.
Variable rate home loans typically offer more flexibility when it comes to refinancing. If you anticipate changes in your financial situation or want to take advantage of better loan terms in the future, having the option to refinance without incurring break fees can be attractive. This flexibility also allows you to take advantage of lower interest rates or better loan features if you spot a better deal elsewhere.
Based on Money.com.au’s analysis of Australia’s home loan market, variable rates are now broadly on par with fixed rates, which have traditionally been cheaper. This follows the RBA’s decision to lift the cash rate to 3.85% last month, with lenders also pricing in the possibility of another increase later this year.
Lenders tend to price fixed rates based on where they expect rates to go over the next few years. Locking in can offer certainty, but it also means giving up flexibility if rates don’t change as expected.
Mansour Soltani, Money.com.au's Home Loans Expert
“One thing you can bet on is that the banks have already priced in which way they think the market is headed to their rates. They’re hoping borrowers will fix their rate purely based on wanting peace of mind. The best time to fix is when the market is not so volatile, and banks offer a great rate close to the variable. When the gap between fixed and variable rates is too large like it’s been in the past few years, I would choose a variable rate."
Mansour Soltani, Money.com.au's Home Loans Expert
| Interest rate | 6.00% | 5.75% |
|---|---|---|
Loan amount | $600,000 | $600,000 |
Loan term | 25 years | 25 years |
Monthly repayments | $3,866 | $3,778 (save $88) |
Interest paid over the life of the loan (if you remain on the same rate) | $559,743 | $532,392 (save $27,351) |
An offset account is a transaction account linked to your home loan that offsets your home loan balance. You can have a 100% offset where every dollar in that account offsets what you owe on your mortgage and your interest. So, if you have a $600,000 mortgage and $20,000 in your offset account, you'll only be charged interest on $580,000. Alternatively, you can have a partial offset where only a percentage of your account balance offsets your loan balance.
Most variable rate home loans allow you to make additional repayments without penalty fees. This flexibility helps you pay down your loan faster, saving you interest in the long term. The more you pay off early, the less interest you’ll pay over the life of the loan, which is especially important as some lenders now offer 40-year home loans, meaning you could otherwise be paying interest for an even longer period.
Allows you to withdraw any additional repayments you've made on your home loan. It frees up cash and provides flexibility in managing finances. You can withdraw additional repayments for any reason, like medical emergencies, home renovations, paying for a holiday, or paying off other debts.
You have the flexibility to choose your preferred repayment frequency for your home loan, whether that’s weekly, fortnightly, or monthly, depending on what suits your budget and cash flow. You may also have the option to opt for interest-only repayments for a specified period. This can be useful if you're looking to lower your repayments in the short term, as you would only pay the interest component on the loan, not the principal.
You can split your home loan into fixed and variable portions, balancing stability and flexibility. With this arrangement, a portion of your loan is locked in at a fixed interest rate, providing predictable repayments and protection against rate rises. The remaining portion is at a variable rate, giving you the potential to benefit from any future rate cuts and allowing more flexibility in making extra repayments.
The advertised rate is the lowest interest rate lenders offer and promote on particular products. It ’s a good starting point when assessing variable rate loans, but your actual rate may be different depending on your LVR and loan amount. A lower interest rate means lower repayments and less interest paid in total. Even a 0.10% difference in your rate could save you thousands of dollars on your home loan. Look for the best variable rates among as many lenders as possible, not just the big four banks.
The advertised interest rate doesn’t give you the full picture of your borrowing costs. Lenders must also show a comparison rate. This estimates the annual cost of a home loan — including fees and interest. It’s designed to offer a more accurate comparison across different lenders and products. However, the comparison rate is always calculated by lenders based on a $150,000 loan amount and a 25-year term which won’t be realistic for all borrower scenarios.
Home loan fees can be the equivalent of up to 1% of your loan amount, so it’s important to consider how they will impact your bottom line. Most lenders charge standard fees to open and maintain your home loan account and additional fees like redraw fees, late payment fees, early termination fees, etc. You can often negotiate with your lender to waive some of these, or your mortgage broker can assist with this.
Choose a variable loan with features that will help you save interest on your home loan and pay it off faster. Look for a home loan with offset account, additional repayments option, and redraw facility to start with. These are the most commonly-used features, according to Mansour. Remember, some home loan features come with fees. Make sure to weigh up fees against the benefits the feature provides.
If you're on a variable rate, your minimum mortgage repayments will usually decrease automatically in line with the rate cut. However, some lenders may keep your minimum repayments the same, meaning more of your repayments will go toward reducing your loan principal instead of interest (good for reducing your loan faster). In this case, if you prefer lower repayments, you'll need to request an adjustment from your lender.
Your lender will generally send you a letter in advance (usually via your online banking) to inform you when your variable interest rate is changing and how it will affect your home loan repayments based on your current home loan balance.
Keep in mind that some lenders may choose to pass on only a portion of the rate cut, like 20 basis points, or in rare cases, not pass it on at all.
Lenders use the same formula to calculate variable and fixed interest:
For a home loan of $600,000 with an interest rate of 6.00% p.a. and monthly repayments, the calculation might look like this:
Your interest payable reduces each month as your home loan balance reduces, assuming your interest rate stays the same.
The amount of interest you’re charged can fluctuate with a variable rate but also based on the number of days in a month. Since interest is calculated daily, longer months (with 31 days) will result in higher interest.
You can choose a variable rate on most owner-occupier and investor home loan products. The minimum eligibility requirements include:
The interest rate on a variable home loan can change at any time, but generally offers the borrower greater flexibility. For example, with a variable rate you're generally allowed to make unlimited additional repayments and typically won't be penalised for playing off the loan early, with lower costs for refinancing too.
In contrast, a fixed rate loan provides stability with set repayments for 1-5 years. This protects the borrower against rate increases, but the trade off is they may be restricted from making additional repayments and have access to fewer loan features. Exiting a fixed loan early generally means needing to pay break costs.
The right option for you will depend on your financial situation, your current priorities and the market conditions (working or refinancing with a mortgage broker can help you choose the best loan).
Switching to a variable interest rate will happen automatically after your fixed rate expires. If you decide to switch to a variable home loan (or split your home loan) before your fixed term ends, you may incur break costs. You may also have to pay refinancing fees as you’d essentially be taking out a new home loan to pay off your current one.
If you're considering switching from a fixed rate home loan to a variable rate loan, weigh the benefits against the break fees and other expenses. You might find it will be cheaper to wait until the fixed period ends.
Alternatively, you may find that switching now could save you more money in interest over the long term (e.g. if you secure a lower interest rate or get access to features that can help you save on interest), despite break costs.
It can be difficult to ‘beat the banks’ and predict which way rates will go, as it depends on various economic factors like the inflation rate, unemployment levels, and the overall performance of the Australian economy, to name a few.
If you’re not sure what to do, it’s best to speak with a mortgage broker who may have a good sense of which way rates are moving based on their knowledge of the market and experience of past rate change cycles.
Banks can theoretically change rates on their variable home loans at any time. But, you’re more likely to see changes in your mortgage rate after the RBA announces an adjustment to the cash rate.
When the cash rate changes, lenders typically adjust the variable interest rates on their mortgages in the same direction (up or down) as the cash rate decision. Historically, cash rate changes (and subsequently rates on variable home loans) have occurred in 0.25% or 0.50% increments, although there is no set limit.
However, lenders also adjust their variable rates independently of the RBA. These are known as ‘out-of-cycle’ rate changes, and they typically reflect shifts in funding costs, profit margins, or competitive market pressures – even when the RBA holds the cash rate steady.
Out-of-cycle changes often affect new customer rates first, but some lenders may pass these changes on to existing borrowers.
If your lender fully passes on an RBA rate cut, your variable rate – and repayments – should fall accordingly (some lenders won't change your repayments unless you tell them to). However, banks may absorb part of the cut, so monitor announcements from your bank after each RBA meeting to confirm if it’s going to be passed on.
Yes. Lenders can adjust variable rates at their discretion – even without an RBA move – to respond to market conditions, funding costs, or competitive pressures, provided they comply with loan‑contract notification rules.
It’s a good idea to stress-test your home loan repayments by adding a 3% buffer to your current interest rate. This helps you understand how much your repayments could increase if rates rise and ensures you're not overextending financially.
Lenders also apply a “serviceability buffer” during the loan assessment process. For example, if your current variable rate is 6%, the lender may assess your ability to repay the loan at 9%. This helps determine whether you can manage higher repayments in the future without falling into financial hardship.
Yes, you can generally make additional repayments and pay off your variable rate home loan early without penalty. It will depend on the lender and the terms of your contract.
Yes, many lenders offer split loans, allowing you to fix a portion (e.g. 50%) and keep the remainder variable. This provides stability for part of your repayments while retaining flexibility and potential rate decreases on the variable portion.
If you can’t decide between a variable or fixed rate home loan, you can ‘hedge your bets’ and opt for a split home loan. This can help manage the impact of interest rate rises with a fixed portion, while still offering the flexibility and features of a variable rate loan. You can choose the proportions of your split, whether it's 50/50, 60/40, or 70/30.
The advertised (or headline) rate is the basic variable interest rate offered by the lender, excluding any additional fees. In contrast, the comparison rate includes most upfront and ongoing fees, giving a clearer picture of the loan’s true cost over time.
However, the comparison rate is calculated using a standardised example – a $150,000 loan over a 25-year term with monthly repayments. Because of this, it may not reflect your actual costs if your loan amount, term, or repayment frequency differs.
Lenders can adjust variable interest rates at any time, and changes don’t always follow a set schedule. Some may review rates monthly or quarterly, while others make changes in response to market conditions, funding costs, or internal pricing strategies.
Variable rate movements are often linked to Reserve Bank of Australia (RBA) cash rate decisions, but lenders aren’t obligated to pass on changes in full – or at all. Always review your loan agreement to understand how and when your lender may adjust your rate.
While break fees generally apply to fixed-rate loans – when you exit before the fixed term ends – variable home loans often don’t attract these charges. However, you may still be charged a discharge fee, which covers the administrative costs of closing your loan.
These fees typically range from $350 to $500 depending on the lender. Always check with your lender or broker to confirm what costs apply before refinancing.
A lower LVR (80% or lower) typically secures a more competitive variable rate, as the lender's risk is reduced. High LVR loans often carry higher rates or require lender’s mortgage insurance to compensate for increased risk.
Yes, many variable home loans offer offset accounts and redraw facilities. An offset account is like a transaction account linked to your loan – any money you keep in it reduces the interest charged on your loan balance. A redraw facility lets you access extra repayments you’ve made on your loan.
Both features help reduce your interest costs, but they work differently. Offset accounts usually come with monthly or annual fees, while redraw facilities may have limits or fees for accessing funds. Always check the specific terms with your lender.
Generally, variable loans allow unlimited extra repayments, but some lenders cap redraw from extra repayments or limit lump‑sum contributions annually. Review your loan’s conditions to check for any restrictions or fees.
Megan Birot is a Finance Writer and Head of PR at Money with over a decade of industry experience. She keeps her finger on the pulse of financial trends, providing journalists and media with data, insights, and news that help Australians navigate complex topics and concepts. She's certified in Finance & Mortgage Broking and is compliant to provide general advice in Tier 1 General Insurance.
Sean Callery is the Editor of Money.com.au. He has over 15 years of international experience. He is qualified with a Certificate IV in Finance and Mortgage Broking (FNS40821) and is compliant to provide general advice in Tier 1 General Insurance (RG 146) products.
Home loan comparison rates are calculated based on a loan amount of $150,000 repaid over a 25-year term with monthly repayments. The comparison rates only apply to the examples given. Different loan amounts and terms will result in different comparison rates. Costs such as redraw fees or early repayment fees and cost savings such as fee waivers are not included in the comparison rate but may influence the cost of the loan. Check with the provider for full loan details, including rates, fees, eligibility and terms and conditions to make sure the product is right for you.
General information only
The information on this page is general in nature and has been prepared without considering your objectives, financial situation or needs. You should consider whether the information provided and the nature of any home loan product is suitable for you and seek independent financial advice if necessary.
We are not providing you with a recommendation or suggestion about a particular home loan. You should read the relevant disclosure statements or other offer documents before deciding whether to apply for or continue to use a particular product.
What products, features and information are shown
While we make every effort to ensure all home loans available in Australia are shown in our comparison tables, we do not guarantee that all products are included.
Our product comparisons may not compare all home loan features and attributes relevant to you.
Product information, such as interest rates, fees and charges, is subject to change without notice. Before acting on any information, you should confirm the relevant product information with the lender.
How home loans are sorted and filtered by default
Users can easily change the sort order and apply product filters to our product comparison tables. However, when results load initially in the main comparison table on this page, we show relevant loans from our sponsored partners first, then all loans on our database, sorted as follows:
Some home loan products listed in our tables are available through a mortgage broker. Mortgage brokers may not be able to offer loans from every provider and there may be more suitable loans for your personal circumstances.
Mortgage brokers are not authorised by Money Pty Ltd's Australian Credit Licence and operate under their own Australian Credit Licence, or as a credit representative of another Australian Credit Licensee. Mortgage brokers can make recommendations about home loan products that may suit your objectives, financial situation and needs.
Our tables feature all home loans available from lenders on our database that match the search criteria selected. Lenders do not pay to feature in our tables. Partner lenders with loans marked as ‘sponsored’ may pay a commission to Money.com.au if you click to visit their website.
If you get help from a mortgage broker as a result of visiting this page, we may earn a commission.
