第一次办澳洲房屋贷款，最容易被术语绕晕：自住还是投资、固定还是浮动利率、P&I 还是只还利息、comparison rate 是什么、要不要付 LMI。这篇把澳洲房屋贷款的核心讲清楚——贷款类型、利率怎么看、从预审到放款的流程。掌忠贷是持牌华人贷款经纪人，对接 40+ 家银行与非银行贷款机构，中英文一对一帮你把这些算清楚、找出最适合你情况的方案。3 分钟手机预审。First time getting an Australian home loan, the jargon trips most people up: owner-occupier vs investment, fixed vs variable, P&I vs interest-only, what a comparison rate means, whether you'll pay LMI. This overview covers the essentials of Australian home loans — loan types, how to read rates, and the path from pre-check to settlement. Fingertips Finance is a licensed Chinese mortgage broker comparing 40+ bank and non-bank lenders, helping you work it through bilingually and find the right fit. 3-minute mobile pre-check, no credit pull.
先搞清楚你属于哪一类，因为不同类型的利率、LVR 上限、还款能力算法都不一样：Work out which one you are first — rates, LVR caps and servicing rules differ by type:
自己住的房子，利率通常最低。LVR 上限一般 80%（不付 LMI），首付不足 20% 可到最高 95% 但要付 LMI。For the home you live in — usually the lowest rates. LVR typically caps at 80% (no LMI); under a 20% deposit can reach up to 95% but with LMI.
出租的物业，利率通常比自住高一点。租金收入可计入还款能力，但贷款机构按折扣计（如租金 × 80%）。For a rental property — rates usually a touch higher than owner-occupier. Rent counts toward servicing but at a discount (e.g. rent × 80%).
买地自建或推倒重建，按建筑商合同分阶段放款（progress payments）。建造期通常只还利息，完工后转标准还款。For building or knock-down rebuild — funds drawn in stages against the builder's contract (progress payments). Interest-only during construction, then standard repayments.
把现有贷款转到利率更低或条款更好的贷款机构，或释放房屋净值。要算清退出费用 + 新贷款成本是否划算。Move an existing loan to a sharper rate or better terms, or release equity. Weigh exit costs against the new loan's savings.
先买后卖时短期周转，覆盖新旧两套房之间的过渡期。利率和结构按短期设计，要算清峰值负债。Short-term funding when buying before selling — covers the gap between two properties. Priced for the short term; model your peak debt.
生意主、Pty Ltd 公司、商业物业——走全文档（full-doc）、灵活文档（alt-doc）或 BAS-only 多条收入路径，按真实流水匹配。Business owners, Pty Ltd companies, commercial property — full-doc, alt-doc or BAS-only income paths, matched to real turnover.
一般规则：自住房贷款 LVR 上限 80% 意味着 20% 首付不付 LMI；首付不足 20% 也能借，最高可到 95% LVR（即 5% 首付），但要付 LMI（房贷保险），$1M 贷款可能 $20–30k。另外要预留印花税 + 律师费 + 其它费用。首次置业者部分州有补助或印花税减免（如维州 $600k 以下全免），符合条件能省一大笔。具体能借多少、首付多少最划算，看你的收入、负债和买房所在州——我们预审时帮你算清。General rule: owner-occupier LVR caps at 80%, so a 20% deposit avoids LMI; you can borrow with less, up to 95% LVR (a 5% deposit), but you'll pay LMI — potentially $20–30k on a $1M loan. Also budget stamp duty + legal + other fees. First-home buyers in some states get grants or stamp-duty concessions (e.g. VIC's full exemption under $600k), which can save a lot. How much you can borrow and the most cost-effective deposit depend on your income, debts and state — we model it at pre-check.
没有绝对答案，看你重视什么。浮动利率灵活——可以随时多还、用抵消账户（offset）省利息、转贷没提前结清费用，但月供会随市场波动。固定利率把月供锁定 1–5 年，好预算、抗加息，但锁定期内提前还款或转贷可能有提前结清费用（break cost），而且通常不能用 offset。很多人选「拆分」（部分固定 + 部分浮动）两头兼顾。我们按你的现金流和计划帮你算哪种结构更适合。No absolute answer — it depends on what you value. Variable is flexible: extra repayments anytime, an offset account to save interest, no break cost to refinance — but repayments move with the market. Fixed locks repayments for 1–5 years, good for budgeting and rate-rise protection, but early repayment or refinance within the term can incur break costs and you usually can't use an offset. Many split (part fixed, part variable) to get both. We model which structure fits your cash flow and plans.
招牌利率只是「利息」那一个数；comparison rate（比较利率）把利率加上常见费用（如年费、账户费）折算成一个综合数字，更接近你实际要付的成本。澳洲法律要求贷款机构在广告利率旁标 comparison rate，就是为了让你能横向比较不同产品。不过它是按一个标准贷款额和年限算的，跟你的实际贷款可能不完全一致，还要看费用结构、是否能用 offset、提前还款灵活度等。我们帮你看「真实成本」而不只是招牌数字。The headline rate is just the interest figure; the comparison rate folds in standard fees (annual fee, account fees) into one combined number, closer to what you'll actually pay. Australian law requires lenders to show a comparison rate beside the advertised rate precisely so you can compare products. But it's calculated on a standard loan amount and term, so it won't exactly match your loan — also weigh the fee structure, offset availability and repayment flexibility. We help you see the true cost, not just the headline.
能，但路径不同。自雇有多条收入路径：完整 2 年税单走全文档（full-doc）；税单利润低可走灵活文档（alt-doc）或 BAS-only，凭银行流水 + BAS 评估（要如实申报）。海外收入则只有少数贷款机构接受，要雇主信 + 境外流水 + 翻译公证，按汇率打折计入，LVR 上限通常 60–70%。这两类主流大行审得严，关键是换对贷款机构 + 文件准备对。我们是华人贷款经纪人，特别熟这两类情况，先帮你确认哪几家能做。Yes, via different paths. Self-employed have several income routes: two full years of tax returns for full-doc; if declared profit is low, alt-doc or BAS-only assesses on bank statements + BAS (declared honestly). Offshore income is accepted by only a few lenders, requiring an employer letter + offshore statements + certified translation, counted at a discounted FX rate, usually capped at 60–70% LVR. Mainstream banks scrutinise both — the key is the right lender plus the right paperwork. As a Chinese mortgage broker we know these cases well and confirm which lenders can do it.
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