Singapore-Based Couple Secures $937,500 Investment Loan
Atlas Mortgage | Client Case Study
For Australian expats earning income in Singapore, securing finance for an investment property back home can be complex, particularly when dealing with foreign currency income, lender shading policies, and stricter servicing assessments. This case study explores how a Singapore-based couple, both Australian Permanent Residents, successfully secured a $937,500 investment loan to purchase a Victorian townhouse, despite the added complexity of SGD income and overseas living expenses.
It highlights how the right lender selection, structuring approach, and expat lending expertise can significantly improve borrowing outcomes while still meeting Australian credit policy requirements.
Case Study at a Glance
Australian Permanent Residents | SGD Income | Investment Purchase — Victoria
| $937,000
Loan Amount |
75%
LVR |
SGD
Income Currency |
VIC Townhouse
Property |
Client Situation
- Married couple, both Australian Permanent Residents, residing and employed in Singapore.
- The combined household includes one young dependent.
- Importantly, all income is earned entirely in Singapore Dollars (SGD), with no Australian employment income.
- Their primary goal is to purchase an established investment townhouse in Victoria, valued at $1,250,000.
- Additionally, they are in a strong financial position, with $741,000 AUD in savings available for the transaction.
The Challenge
- Foreign currency income — both salaries paid in SGD required conversion and lender-specific shading policies.
- Lender policy: foreign/expat income must be grossed up for Australian tax, then reduced to 80% for serviceability, significantly compressing borrowing capacity.
- High Singapore living costs (rent SGD 5,400/month + general expenses).
- Bonus income needed to be verified and appropriately included within lender guidelines.
- Finding a lender willing to lend at 75% LVR without LMI on a foreign-income application.
Our Approach
| Option 1 | Expat-friendly lender with established foreign income policy; accepted SGD income with standard shading. Offered variable P&I with offset at 75% LVR. Best fit for this deal. |
| Option 2 | Willing to accept foreign income but applied more conservative shading. Higher rate offset by offset account product. |
| Option 3 | Strong expat policy with bonus income acceptance; slightly higher rate. |
- Assessed three lenders with proven expat income policies and ranked by net surplus income (NSI).
- Structured the application using gross SGD income, applied Australian tax treatment, and shaded to 80% per policy — achieving an NSI of $14,212.
- Advised clients to reduce credit card limits to SGD 20,000 combined prior to submission to improve serviceability.
- Included expected rental income of $600/week from the new investment property in the assessment.
- Provided full support through document collection, lender liaison, and settlement.
The Outcome
- Loan approved: $937,500 at 75% LVR — no LMI payabl
- Lender: variable P&I with offset account
- Investment property secured in Victoria — settled successfully
- No adverse credit history; clean application
Case Study Summary
This outcome demonstrates the importance of a tailored expat lending strategy when dealing with foreign income and cross-border financial profiles. By carefully assessing multiple lender policies, optimising servicing through accurate income treatment, and proactively managing liabilities, the clients were able to secure a competitive 75% LVR investment loan without LMI.
Ultimately, the result reinforces that while expat lending presents additional hurdles, well-structured applications and specialist guidance can unlock strong investment opportunities in the Australian property market — even while living abroad.
Contact Us
If managing your financial affairs across borders is starting to feel overwhelming, you’re definitely not alone. It’s a complex space, and having the right support can make all the difference. At Atlas Wealth Group, we specialise in supporting Australian expats with cross-border tax planning, superannuation, mortgages and wealth management. Contact us to arrange a consultation with a qualified adviser who specialises in Australian expat financial planning to get personalised guidance tailored to your circumstances.
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Disclaimer: This article is intended for informational purposes only and does not constitute legal or financial advice. Individuals should consult licensed professionals when seeking guidance regarding their financial circumstances.