Residential & Investment Lending
For home buyers, refinancers and property investors who want a suitable loan structure across owner-occupied, investment and portfolio lending.
What this service covers
Residential and investment lending covers the full range of property lending for individuals — from purchasing a first home through to refinancing an existing loan, building a residential investment portfolio or accessing equity from an existing property.
Our focus is on loan structure, not just rate comparison. A well-structured loan takes into account repayment flexibility, offset facilities, interest-only periods where appropriate, and the ability to access equity for future purchases.
Who needs this service
- First home buyers navigating the purchase and lending process
- Upgraders purchasing a larger home and managing the sale or retention of their existing property
- Refinancers wanting better rates, improved structure or equity access
- Owner-occupiers who have not reviewed their loan in several years
- Property investors purchasing a first or additional investment property
- Investors building or restructuring a residential portfolio across multiple properties
- Borrowers wanting to release equity for further investment or other purposes
- Borrowers building a new home and requiring a construction loan
- Professionals qualifying for specialist lender packages
Common finance scenarios
- Purchasing a home to live in as an owner-occupier
- Refinancing an existing home loan to a lower rate or better structure
- Purchasing a residential investment property
- Releasing equity from an existing property to fund a new purchase
- Restructuring investment loans across a portfolio of properties
- Interest-only lending for investment properties
- Construction lending for new builds
- Portfolio lending across multiple residential investment properties
How lenders assess residential and investment lending
- Income — PAYG, self-employed, rental income and other income sources are assessed against lender policy
- Expenses — living expenses, existing debt repayments and credit commitments affect borrowing capacity
- Deposit and LVR — most lenders require a minimum 20% deposit to avoid LMI; some lenders accept lower deposits
- Property — type, location and value all affect lender appetite
- Credit history — any defaults, late payments or multiple credit enquiries affect assessment
- Rental income shading — for investment properties, lenders typically apply a shading percentage (often 70–80%) to rental income when calculating serviceability
- Number of investment properties — some lenders apply stricter policies once a borrower holds multiple investment properties
- Interest-only policy — lenders apply specific assessment rates and conditions to interest-only investment loans
Common challenges
- Borrowing capacity limitations as a portfolio grows — lenders apply different caps on total debt relative to income
- Rental income shading — reducing the income lenders recognise from investment properties
- Interest-only expiry — loans reverting to principal and interest can significantly increase repayments
- Lender concentration — having all lending with one lender can restrict future borrowing capacity
- LMI cost — for borrowers with less than 20% deposit, LMI can add a significant upfront cost
- Construction finance complexity — progress payments, valuations and builder requirements add steps to the process
Documents usually required
- Two recent payslips (PAYG employees)
- Two years of tax returns (self-employed)
- ATO Notice of Assessment
- Bank statements (3 months)
- Existing loan statements for all properties
- Lease agreements for investment properties
- Purchase contract (if purchasing)
- Council rates notices (if refinancing)
- Identification documents
How Bridle Partners helps
- Assessing your borrowing capacity and reviewing lender options across your full position
- Recommending a loan structure that suits your circumstances and future plans
- Identifying lenders with appetite for your portfolio size and property type
- Managing equity release, portfolio restructuring or multi-lender applications
- Preparing and submitting a clear, complete application
- Managing the process from approval through to settlement
- Working alongside your accountant, solicitor and financial adviser where required
Frequently asked questions
- What is the difference between owner-occupied and investment lending?
- Owner-occupied loans are for properties you live in as your primary residence. Investment loans are for properties you rent out or hold as an investment. Lenders often apply different interest rates, LVR limits and assessment criteria to each type. The loan purpose affects structuring and, in some cases, tax treatment.
- How much deposit do I need for a home loan?
- Most lenders require a minimum 20% deposit to avoid Lenders Mortgage Insurance (LMI). Some lenders accept lower deposits — as low as 5% — but LMI or a guarantor arrangement is typically required. First home buyer schemes may reduce the deposit requirement in some circumstances.
- How does refinancing work and when does it make sense?
- Refinancing involves replacing your existing loan with a new one, either with your current lender or a different one. It can make sense when you want a lower interest rate, better loan features, access to equity, or a different loan structure. We model the cost-benefit — including any break costs on fixed loans — before recommending a refinance.
- I have multiple investment properties. Can Bridle Partners help?
- Yes. Portfolio lending requires careful management of borrowing capacity, lender appetite and loan structure across multiple properties. We review your full position and identify suitable lenders with appetite for your portfolio size and property mix.
- What is an interest-only investment loan and when is it used?
- An interest-only loan requires repayment of interest only for a set period, without reducing the principal. Some investors use this structure to manage cash flow during the interest-only period. Lenders assess interest-only applications carefully and apply specific criteria. We discuss whether this structure is appropriate for your situation.
- Can I use equity from my home to buy an investment property?
- In many cases, yes. Equity release involves borrowing against the increased value of your existing property to fund a deposit or purchase. The amount available depends on your current property value, existing debt, lender policy and your overall borrowing capacity.
Discuss your home loan or investment lending
Speak with Bridle Partners before approaching a lender. We assess your position, recommend the right structure and identify suitable lenders for your situation.