Home loans
Using equity to buy an investment property
By Sean Callery
Compare investment property loan rates, starting from 5.74% p.a. (comparison rate^ 5.74%).
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Our investment lending experts are here to help. Updated 19 May 2026.

Loan amount
| Product | Interest rate | Comparison rate | Monthly repayment | Key features | Compare Now |
|---|---|---|---|---|---|
![]() UBank Flex Home Loan Variable (Investor) | 6.19% p.a. variable | 6.43% p.a. | $3,059 Principal & Interest | Max LVR 60% Offset Redraw | |
![]() Loans.com.au Bare Investor Home Loan | 6.34% p.a. variable | 6.38% p.a. | $3,108 Principal & Interest | Max LVR 90% Redraw | |
![]() Loans.com.au Bold Investor Fixed | 6.84% p.a. fixed 1 year | 6.52% p.a. | $3,273 Principal & Interest | Max LVR 90% | |
![]() Loans.com.au SMSF Home Loan Residential | 6.89% p.a. variable | 6.91% p.a. | $3,290 Principal & Interest | Max LVR 60% | |
![]() Horizon Bank First Home Buyer Loan Residential Investment | 5.74% p.a. variable | 5.74% p.a. | $2,915 Principal & Interest | Max LVR 70% Offset Redraw | |
![]() Police Credit Union Better Home Loan Special Offer Investment | 5.79% p.a. variable | 5.82% p.a. | $2,931 Principal & Interest | Max LVR 80% Offset Redraw | |
![]() Police Credit Union Low Rate Home Loan Special Offer - Investment | 5.79% p.a. variable | 5.82% p.a. | $2,931 Principal & Interest | Max LVR 80% Offset Redraw | |
![]() Unloan Buy a Home | 5.84% p.a. variable | 5.75% p.a. | $2,947 Principal & Interest | Max LVR 80% Redraw | |
![]() Unloan Refinance | 5.84% p.a. variable | 5.75% p.a. | $2,947 Principal & Interest | Max LVR 80% Redraw | |
![]() Pacific Mortgage Group Investment Variable Home Loan | 5.84% p.a. variable | 5.84% p.a. | $2,947 Principal & Interest | Max LVR 80% Redraw | |
![]() Laboratories Credit Union Simple Home loan Investment | 5.85% p.a. variable | 5.87% p.a. | $2,950 Principal & Interest | Max LVR 95% App Fee $200 | |
![]() Hume Bank liteBlue Variable | 5.89% p.a. variable | 5.90% p.a. | $2,962 Principal & Interest | Max LVR 60% Redraw Split Loan | |
![]() Bank First Basic Home Loan | 5.89% p.a. variable | 5.92% p.a. | $2,962 Principal & Interest | Max LVR 60% Redraw | |
![]() Horizon Bank Home Sweet Home Loan Residential Investment | 5.89% p.a. variable | 6.59% p.a. | $2,962 Principal & Interest | Max LVR 70% Offset Redraw | |
![]() Greater Bank Great Rate Investment Home Loan | 5.94% p.a. variable | 5.95% p.a. | $2,978 Principal & Interest | Max LVR 80% Cashback Redraw | |
![]() Macquarie Bank Basic Home Loan P&I | 5.94% p.a. variable | 5.96% p.a. | $2,978 Principal & Interest | Max LVR 60% Redraw Split Loan | |
![]() Regional Australia Bank Variable Offset Investor Home Loan | 5.94% p.a. variable | 5.97% p.a. | $2,978 Principal & Interest | Max LVR 70% Offset Redraw | |
![]() Regional Australia Bank Variable Offset Investor Home Loan | 5.94% p.a. variable | 5.97% p.a. | $2,978 Principal & Interest | Max LVR 60% Offset Redraw | |
![]() Regional Australia Bank Variable Investor Home Loan | 5.94% p.a. variable | 5.97% p.a. | $2,978 Principal & Interest | Max LVR 60% Redraw Split Loan | |
![]() Regional Australia Bank Variable Investor Home Loan | 5.94% p.a. variable | 5.97% p.a. | $2,978 Principal & Interest | Max LVR 70% Redraw Split Loan | |
![]() Northern Inland Credit Union Value Home Loan | 5.94% p.a. variable | 5.98% p.a. | $2,978 Principal & Interest | Max LVR 80% Redraw | |
![]() Australian Mutual Bank GumLeaf Investment Variable Rate (Principal & Interest) | 5.94% p.a. variable | 6.02% p.a. | $2,978 Principal & Interest | Max LVR 60% Offset Redraw | |
![]() Macquarie Bank Offset Package Variable | 5.94% p.a. variable | 6.19% p.a. | $2,978 Principal & Interest | Max LVR 60% Offset Redraw | |
![]() Hume Bank myBlue Variable | 5.99% p.a. variable | 5.99% p.a. | $2,995 Principal & Interest | Max LVR 60% Offset Redraw |
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Editor
Currently, the lowest investment home loan rates in Australia start from 5.74% p.a. variable (comparison rate 5.74% p.a., max LVR 80%) for principal and interest repayments. Fixed investor rates start from 6.09% p.a. (comparison rate 6.10% p.a., max LVR 90%) for a 2-year term, increasing gradually for longer fixed periods. Investor rates continue to increase, following two cash rate hikes from the Reserve Bank. Generally, the lowest investor rates are offered by non-bank and member-owned lenders. Among the major banks, NAB currently offers the lowest variable investor rates, while ANZ has the lowest fixed investor rates.
Average new investment home loan amount
$674,259
Average investment loan interest rate (new loans)
5.69% p.a.
Annual investor loan growth (Jun 24 - Jun 25)
12%
Investor home loan market share of the major banks
77%
Sources: Money.com.au, ABS, RBA
| Loan | Interest rate | Comparison rate^ | Max LVR |
|---|---|---|---|
| Horizon Bank First Home Buyer Loan Residential Investment | 5.74% | 5.74% | 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 Buy a Home | 5.84% | 5.75% | 80% |
| Unloan Refinance | 5.84% | 5.75% | 80% |
| Pacific Mortgage Group Investment Variable Home Loan | 5.84% | 5.84% | 80% |
| Laboratories Credit Union Simple Home loan Investment | 5.85% | 5.87% | 95% |
| Hume Bank liteBlue Variable | 5.89% | 5.90% | 60% |
| Bank First Basic Home Loan | 5.89% | 5.92% | 60% |
| Horizon Bank Home Sweet Home Loan Residential Investment | 5.89% | 6.59% | 70% |
| Loan | Interest rate | Comparison rate^ | Max LVR |
|---|---|---|---|
| Pacific Mortgage Group Fixed Home Loan | 6.19% fixed 1 year | 5.89% | 80% |
| Pacific Mortgage Group Fixed Home Loan | 6.19% fixed 2 years | 5.91% | 80% |
| Pacific Mortgage Group Fixed Home Loan | 6.19% fixed 3 years | 5.97% | 80% |
| Greater Bank Ultimate Investment Home Loan | 6.19% fixed 2 years | 7.80% | 95% |
| Greater Bank Ultimate Investment Home Loan | 6.19% fixed 1 year | 7.96% | 95% |
| Greater Bank Great Rate Investment Home Loan | 6.24% fixed 2 years | 7.64% | 95% |
| Greater Bank Ultimate Investment Home Loan | 6.24% fixed 3 years | 7.68% | 95% |
| Greater Bank Great Rate Investment Home Loan | 6.24% fixed 1 year | 7.81% | 95% |
| Newcastle Permanent Building Society Premium Plus Package Fixed Rate | 6.24% fixed 2 years | 8.07% | 80% |
| Newcastle Permanent Building Society Premium Plus Package Fixed Rate | 6.24% fixed 1 year | 8.26% | 80% |
An investment loan is a mortgage you can take out to buy an investment property, whether it’s land, a unit or a house. Property investors commonly use an investment loan to finance a property purchase, and then use rental income earned from the property to cover part or all of the loan repayments.
Here’s a quick rundown on how investment home loans work:

Michael Burgess, Money.com.au Senior Mortgage Broker
“I recently worked with a client who wanted to aggressively grow his investment property portfolio from one property to four. To make the strategy work, our focus wasn’t just on getting the lowest rate. It was about maximising borrowing power and structuring the lending correctly for future growth.
Because this client is a doctor, we focussed on lenders with favourable assessment policies for overtime income and those offering to waive lenders mortgage insurance for medical professionals applying with a high loan-to-value ratio.
We started with around 50 lenders and narrowed it down to a choice of five that best supported his long-term investment goals.”
Michael Burgess, Money.com.au Senior Mortgage Broker
Interest will be the main cost of your investment loan, followed by loan fees. While both of these costs may be tax deductible for some investors, a competitive interest rate and low fees will reduce your overall investment costs and free up cash to use or invest elsewhere. If you’re paying more, ask the lender what you’re getting in return to justify the cost.
For example, what’s your lender’s maximum loan-to-value ratio (LVR) for investment loans? Some banks will accept a 90% LVR or more. Others prefer a standard 80% LVR. Lenders use your LVR to assess the risk of a loan. To access the best investment loan rates, you generally need to be borrowing less than 60% of the property’s value (i.e. 60% LVR or lower).
Being able to pay out the loan early without penalty can be valuable, particularly for investors (e.g., if you sell your property for any reason). Repayment flexibility can also be useful for investors who experience an unexpected financial windfall, such as bonuses or dividend payments. This flexibility allows them to reduce their debt without penalties.
For example, do the loans you’re comparing offer an interest-only option, or the ability to split the loan between a fixed and variable interest rate? Structuring your loan correctly is crucial for investors as it can optimise your cash flow, tax benefits, and overall financial strategy, according to Michael.
A home loan with an offset account can be valuable for property investors. This allows you to reduce interest costs by keeping cash in a transaction account linked to your home loan and it doesn’t affect tax deductibility of your home loan interest.
Is your portfolio in a growth or mature phase? Depending on where you're at, you may want different things from a loan. A common requirement is maximising borrowing capacity in the growth phase, versus keeping costs as low as possible for a more mature portfolio.

Rafi from Sydney
“We needed help to find the best option and bank to purchase a new investment property through our SMSF. Our Mortgage Broker, Debbie Hays, was great in comparing loan options and finding the most suitable one for us. She explained everything clearly and made the whole process simple. We ended up with an SMSF loan that included an offset account, which was hard to find. We’re really happy with the outcome.”
Rafi from Sydney

Australia’s biggest 10 banks lend twice as much to owner-occupiers as they do to investors, but some banks have more of a preference for investor loans.
Macquarie Bank (39%) and AMP Bank (38%) are two lenders that show a notable swing towards investment loans. By contrast, ING shows a strong preference for owner-occupier loans, with only 24% of investment loans on its book. Australia’s big four banks all lend to investors at similar levels (roughly 33-35% of their total loan book).
Regional banks (e.g. Bendigo Bank) tend to have a more conservative approach to investor lending.

Michael Burgess, Money.com.au's Senior Mortgage Broker
“You need to choose the right lender for each property. This may mean, for example, going with different lenders for your principal place of residence and investment loan. Then, if you grow your portfolio, it’s also worth considering the best lender for each additional property. We shop lenders based on the loan fundamentals, plus factors like the property valuation lenders will offer and how they treat rental income when assessing the application. All of these factors matter."
Michael Burgess, Money.com.au's Senior Mortgage Broker
This is the ‘standard’ way to pay off a loan. You make repayments to reduce your loan balance (the principal) AND to cover the interest charged by the lender each month. Your loan principal decreases over time and your equity increases.
Your repayments are higher than they would be if you were to choose interest-only repayments. But, you’ll pay less interest overall.
Only the interest component of a P&I loan is tax-deductible.
With an interest-only home loan, your repayments only cover the cost of interest on the loan for a period of time (usually 1-5 years but it can be up to 10 years with some lenders). You'll haves lower repayments initially but they'll increase when the principal also needs to be repaid.
Having lower payments initially means property investors have more cash available for other investments, and the payments may be fully tax-deductible.
You’ll pay more interest overall.
Some investors tend to go with interest-only investment loans to reduce their initial mortgage repayments and free up cash flow.
Instead, the hope is that the borrower's equity in their investment property will grow due to increases in the property's value. This would potentially allow the investor to release equity by refinancing to purchase another property.
But this can be risky as there is no guarantee that your property’s value will increase.
As an investor, you may also be prepared to tolerate higher interest costs in the short term because interest payments on your investment loan may be tax-deductible. This could help offset the rental income earned.
But our Senior Mortgage Broker, Michael Burgess, says interest-only isn't always the right approach for investors.
“A lot of investors assume interest-only automatically improves borrowing power, but that’s not always the case,” he says.
“For investors in growth mode, principal and interest repayments can sometimes make it easier to keep borrowing and expanding their portfolio.”
If your investment loan rate is variable, it could go up or down at any time, and so too would your loan repayments. The potential upside of a variable rate loan for investors is it’s more likely you’ll have access to loan features like an offset account, plus the flexibility to repay the loan early without penalty fees.
Your interest rate and home loan repayments will stay fixed for a set period of time (between 1-5 years). This means you won’t be impacted if interest rates go up or down. A fixed rate home loan may appeal to investors looking for certainty – for example, knowing your rental income will be sufficient to cover the loan repayments during the fixed rate period.
Split rate investment loan Most lenders also offer the option of a split rate loan which means part of your loan is on a fixed rate and part is variable. Investors who choose a split option can decide what portion of their loan they want to fix and how much will remain on a variable rate – 50/50, 60/40, 70/30, etc.
An SMSF loan is specifically designed for investors purchasing a property through their SMSF. The requirements for getting an investment mortgage through an SMSF are more complex than standard loans, but they can be appealing to some investors.
“With an SMSF loan or family trust loan, the banks don't take into consideration anything that's sitting outside the fund or trust” explains Michael.
“This works in reverse too, meaning if you plan to make further personal investments in future, the SMSF loan will not impact your borrowing capacity.”
A limited number of Australian lenders (e.g. Bank Australia, Commbank, loans.com.au and Gateway Bank) offer specialised investment loans for certified energy-efficient homes.
These usually have a discounted interest rate compared to the lender’s standard investment loan rate, but the eligibility criteria are stricter. For instance, you may be required to install approved clean energy products, such as solar panels or energy-efficient window treatments.
Investors with an existing property may be able to borrow extra funds for renovations or other investments by taking out a line of credit that’s secured by their existing property. This gives you ongoing access to credit up to a limit (like a credit card).
Interest is usually only charged on funds drawn down. For example, if you have a line of credit with a limit of $50,000, but you only withdraw $20,000, interest would only be charged on that $20,000.
For investment loans, a redraw facility and offset account both allow borrowers to save on interest using excess cash, while still maintaining access to that cash. The average home loan interest rate is higher for investors, making these features particularly appealing.
Many investors prefer an offset account because of the tax implications. Basically an offset account allows you to withdraw funds from your home loan for personal use, without it impacting any interest tax deductions. On the other hand, accessing money through redraw may limit your ability to claim tax deductions.
Always speak to your accountant or financial advisor to fully understand the tax implications based on your situation.
Your home loan has a linked transaction account, the balance of which ‘offsets’ what you owe on your investment loan and the interest charged on it.
Allows you to make extra repayments on your investor loan and then withdraw that money again if you need it.
Applying for an investment home loan is usually as simple as completing an application form with the lender and providing supporting information to prove you’re eligible, including:
Each lender has its own eligibility rules for investment loans based on how much tolerance it has for risk. But as a general rule, your chances of approval for an investment loan may be better if:
If you can't meet the eligibility criteria for standard banks and mainstream lenders, a low-doc home loan could be an alternative worth considering.

Michael Burgess, Senior Mortgage Broker at Money.com.au
"Lenders are wary of approving an investment loan for anything that's going to be hard to rent out or hard to sell. So if the property is in the middle of nowhere, or on a very large block, with limited buyers or renters, that could be a problem. High density dwellings can be an issue too, as they're often worst affected in terms of buyer and renter demand if there’s a downturn."
Michael Burgess, Senior Mortgage Broker at Money.com.au
Source: Mark Chapman, Director of Tax Communication at H&R Block. Please seek advice from a qualified tax professional to understand what expenses may be deductible based on your circumstances.

Negative gearing is when a property investor is making a loss because the costs of owning and maintaining their property (interest and other costs) are higher than the rental income it generates.
While this may sound like a bad situation, in some cases being negatively geared can have tax benefits. That’s because, according to the ATO, investors may be able to claim losses from investment properties to offset tax they need to pay on other sources of income.
If you’re new to property investment, it may be a good idea to have an accountant help you with your tax return to make sure you claim deductions correctly and that your property is as tax efficient as possible.
Investors should have a deposit of at least 10% of the property's value, according to Money.com.au’s expert mortgage brokers. But it can be possible to get an investment property loan with a deposit of as little as 5%. In other words, on a $500,000 property you could potentially borrow up to 95% of the property’s value, or $475,000.
How much deposit you need will also depend on other aspects of your loan application, the type of property you’re buying, and the specific lender you apply with.
If your deposit is less than 20% of the property’s value (in other words, your LVR is above 80%), you may need to pay for lender’s mortgage insurance (LMI) to protect the lender from the higher risk of lending to you. This can be a big upfront cost, but is usually simply added to the loan amount and may be tax deductible.
Money.com.au borrower shows the average investor purchases a property with an LVR of 79%, or the equivalent of a 21% deposit. Investors refinancing a property have an LVR of just under 57% on average, our data shows.
Depending on your situation, interest charged on your investment loan may be tax deductible. According to the ATO, you can claim the interest charges on a loan used to:
You can’t claim interest as a deduction for any period of time you were using the property for private use.
If your property is only rented out for part of the year or if only a part of your property is rented, you’ll need to apportion your expenses to claim interest deductions that relate to the portion of the property that was rented out or to the period it was rented out. Always get advice from a qualified tax professional to understand how any tax implications may apply to you.
Investment loans typically have higher interest rates than owner-occupier home loans, but not always.
For example, while investor loan rates may be higher overall, an investor with a low LVR who is eligible to apply with a wide range of lenders could qualify for a lower interest rate than an owner-occupier looking for a low-deposit home loan (i.e. with a higher LVR).
You can generally fix your investment home loan for a period of 1 to 5 years. ANZ is the only mainstream lender in Australia offering fixed-rate terms for up to 10 years.
Most investment property loans feature the option to make interest-only repayments for a set period of time. However, interest-only home loans are subject to stricter credit assessments.
Taking an interest-only repayment loan makes it easier to be approved because the repayments are lower
False! It's generally more difficult to get approved for an interest-only investment loan because lenders assess your borrowing capacity over a shorter term. For example, if you apply for a 25-year investment loan with a 5-year interest-only period, lenders will assess it as a 20-year loan (your remaining P&I term). This can significantly reduce your borrowing power, according to Rebecca Jarrett-Dalton, Mortgage Broker at Two Red Shoes.
You should apply for any investment loan you qualify for
False! Your investment loan choice will depend on why you want to invest, what you want to achieve, what your exit strategy is and the type of investment property you want to buy, says Rebecca.
Yes, refinancing an investment home loan is generally quite a straightforward process, particularly if you have built up a good amount of equity in the property.
Our Senior Mortgage Broker, Michael, says in his experience many investors are guilty of setting and forgetting, when they could benefit from refinancing regularly.
“A lot of investors stay on outdated loans for years simply because they never review them,” he says.
“Once your portfolio matures or your financial position improves, you may suddenly qualify for much more competitive lenders and rates.”
If you're thinking about refinancing an investment loan, consider costs and serviceability. Lenders may refuse refinancing if your income drops or you lack sufficient equity (under 20%).
Your borrowing capacity depends on factors like your income, existing debts, the size of your deposit or equity in any existing properties, and the rental income potential of the property.
Lender choice is crucial when it comes to borrowing capacity for investors. They all have different policies for assessing income and valuing properties. Maximising borrowing capacity is one of the most important considerations for property investors, according to our Senior Mortgage Broker, Michael Burgess.
For example, most lenders let investors borrow up to 90% of the property’s value, but some will lend up to 95%. Lender’s mortgage insurance may apply on high LVR loans, but some lenders waive it for low-risk borrowers.
A mortgage broker can help you estimate your borrowing power accurately.
Investment loans are generally harder to get than owner-occupier loans. Lenders apply stricter criteria because investment properties carry more risk. You may need a higher deposit, strong credit history and stable income. Interest rates are often slightly higher too, and rental income may only partially count toward your serviceability assessment.
The best bank for an investment property loan depends on your financial situation, goals and loan preferences. Major banks like Commonwealth Bank, Westpac, NAB and ANZ offer competitive options with strong support for investors. Smaller lenders – like Macquarie, ING, Suncorp and Bendigo Bank – may offer lower rates or more flexible terms. Comparing rates, features and fees is key to finding the right fit.
Mortgage brokers can be worth their weight in gold for investors who are time-poor or need help preparing a loan application. They compare options across multiple lenders, help structure your finances for future investments, and often know which banks are more investor-friendly.
If you have a strong understanding of the market and are confident in comparing competitive loan offers by yourself, then using a broker may not be worth it.
There’s no set limit on how many investment loans you can have in Australia. In theory, you can hold multiple investment loans – as long as you meet each lender’s borrowing and serviceability criteria.
However, as your portfolio grows, lenders may scrutinise your debt-to-income ratio, rental income and expenses more closely. Structuring loans strategically (e.g. spreading across different lenders) can also help manage risk and borrowing capacity.
Investment loans let you buy property without paying the full amount upfront, helping you build wealth over time. Benefits include leveraging your money to potentially earn rental income and capital growth, accessing tax deductions on interest and expenses, and diversifying your investment portfolio. Additionally, fixed or variable loan options give you flexibility to suit your financial goals.
While having bad credit makes securing an investment loan more difficult, it’s not out of the question. Lenders may impose higher interest rates or tougher approval conditions. Boosting your credit score or offering a bigger deposit can increase your chances. Working with a mortgage broker who is experienced in challenging credit situations can also be beneficial.
CGT stands for Capital Gains Tax, a tax on the profit you make when you sell an investment property. In Australia, CGT applies to investment properties but not your main home. The gain is calculated as the difference between the sale price and the purchase price (plus certain costs).
If you hold the investment property for more than 12 months, you may be eligible for a 50% CGT discount, according to the ATO.
New research from Money.com.au reveals how property investors say they will respond if reforms to the Capital Gains Tax (CGT) discount and negative gearing rules were introduced.
The survey found that 39% of property investors say reducing the 50% CGT discount on the sale of investment properties would prompt them to step back from investing in real estate or sell existing investments to cash in on current tax settings.
A further 22% said capping or limiting negative gearing concessions to one property would lead them to take similar action.
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:
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