Custom Mortgage Solutions in Sydney

A custom mortgage solution is a tailored home loan, investment loan or property finance arrangement that is structured specifically around a borrower's individual circumstances — rather than forcing the borrower to fit inside a standard product template.

Not every situation is complex in an absolute sense. Many borrowers who are declined by major banks are simply assessed inflexibly. Custom mortgage solutions bridge this gap. They involve:

• Selecting the right lender from a broad panel — the one whose credit policy genuinely accommodates your situation
• Structuring the application to present your income, equity and circumstances in the most accurate and compelling way
• Anticipating objections and addressing them proactively
• Navigating specialist lenders, non-bank lenders and in some cases private credit solutions

The result is a loan approval — at competitive terms — for borrowers who had been told the answer was no.

Common scenarios include:

If you've been declined or told your situation "doesn't fit," speak with a specialist broker.

Sydney is one of the world's most internationally connected cities. Australian expats are treated as non-residents for tax purposes. Temporary residents on skilled or partner visas can access mortgage finance but most lenders require FIRB approval and higher deposits (20–30%).

Nearly half of Australian lenders will decline a loan in a trust name; many route trust applications through commercial divisions where rates are 1–2% higher. Specialist trust lenders can achieve residential rates with LVRs up to 90% from select non-bank lenders.

• The trust deed must explicitly permit borrowing and granting a mortgage
• Most lenders require all adult beneficiaries to provide personal guarantees
• Corporate trustees (Pty Ltd) are preferred by lenders

Being declined by a major bank is not a final answer. Non-conforming lenders include Pepper Money, Liberty Financial, La Trobe Financial, Bluestone, RedZed, Resimac, Firstmac.

• Adverse credit history — past defaults, arrears, court judgments, paid or unpaid defaults
• Discharged bankruptcy — specialist lenders can consider applications from borrowers discharged for as little as one day
• Part 9 / Part X Debt Agreements
• Self-employed with complex financials

Rates typically 7.50% to 9.50% p.a. The expectation: use the loan to acquire or hold the property while rebuilding credit, then refinance to a standard lender within 2–3 years.

Standard bank models are designed for PAYG income. The moment income becomes variable or multi-source, the assessment often produces a conservatively low borrowing capacity.

Not every property is a standard three-bedroom house.

• Rural and acreage — Up to ~10 ha often 95% LVR; up to 100 ha may be 70–80%; over 100 ha may be commercial/rural.
• Boarding / rooming houses — Specialist brokers know which lenders accept at or near residential rates.
• Mixed-use — Specialist lenders assess on strength of residential component.
• High-density apartments & studios — Specialist lenders have more accommodating policies.
• Dual occupancy & granny flats — Rental income from secondary dwelling can be included at the right lenders.
• Serviced apartments — Specialist lenders who understand MLAs can finance at appropriate LVRs.

A guarantor (typically a parent or family member with equity) provides additional security, allowing the buyer to borrow up to 100% or 105% without paying LMI.

• The guarantor's equity is used as security — they do not make repayments unless the borrower defaults
• The guarantee is typically limited to the portion exceeding 80% LVR
• The guarantee can be released once LVR drops to 80% through repayments or value growth

Particularly effective when parents are equity-rich but income-constrained, or when the buyer's income is strong but the deposit timeline is prohibitive.

Contractor mortgages work by presenting income in the context of: ABN age and trading history (12–24 months; some accept 6 months); consistency of income — bank statements, BAS, contract documentation; industry experience and employability; current contract value and history of renewal; business bank statements.

Some lenders are accommodating of contractors who recently transitioned from PAYG in the same field — they treat industry experience as continuity.

Bridging loans fund the purchase of the new property before the sale of the existing one settles. Key facts:

Business owners and commission-based employees: income as reported to the ATO often understates actual cash flow. Custom structuring involves: accountant-prepared income add-backs; assessment against current-year income (BAS, bank statements); alt doc pathways; lenders who accept accountant declarations or BAS-based income. The goal: the lender assesses what you actually earn — not what you pay tax on.

Visa type: Partner/spouse visas (820/309) often treated like PR when purchasing with a citizen. Skilled visas (482, 457, 186) generally accepted with 12+ months remaining. FIRB: Most need approval; under the 2025 ban, most temporary residents are restricted to new property and vacant land until March 2027. Stamp duty: NSW 8% surcharge for foreign buyers — does not apply where citizen or PR purchases. Income: Tier 1 currency 80–100% of gross; Tier 2 at 60–80%.

A custom debt consolidation mortgage can fold all debt into a single property-secured facility at a lower combined rate. Standard lenders typically allow consolidation to 80% LVR; specialists may extend to 90%. Strategic scenarios: rolling high-interest unsecured debt into property-secured at 6–8%; consolidating commercial and residential into one facility; refinancing non-conforming at 9–12% into specialist at 7–8% after profile has improved.

Alt doc: income is verified through alternative means — BAS, business bank statements (3–12 months), accountant's declaration (CPA or CA), or income declaration. The key difference from old "low doc" is that alt doc lenders meet ASIC's responsible lending requirements. See our Low Doc Loans page for full detail.

APRA DTI cap (Feb 2026): ADIs limited to 20% of new lending at DTI ≥6x. Exemptions: bridging loans, new dwellings. APRA 3% buffer: Regulated lenders must assess at 3pp above actual rate; non-banks may apply lower buffers. FIRB established dwelling ban (1 Apr 2025 – 31 Mar 2027): Foreign persons cannot purchase existing residential; new and vacant land remain. Non-bank growth: Specialist and non-conforming market through non-bank lenders has grown substantially.

1. Situation assessment — Complete financial situation: income sources, assets, liabilities, credit history, property details. We often review tax returns, BAS, trust deeds, employment contracts.

2. Policy matching — Before any documentation, we identify lenders whose policies accommodate your situation. The wrong lender wastes an enquiry and produces a decline.

3. Documentation strategy — We prepare a package that presents your case in its strongest light: add-back income for self-employed, trust deed and guarantor docs for trust borrowers, clear narrative for credit-impaired.

4. Application submission — Single, targeted application to the most appropriate lender.

5. Active management — We manage every query from the credit team and advocate through assessment.

6. Approval, settlement and exit strategy — For non-conforming loans we document a clear pathway to refinancing at better terms.

Custom and non-conforming rates are higher than standard. Indicative ranges:

Rates indicative only. Not financial advice.

The correct lens is the total strategic outcome: accessing a property today at 8% and refinancing to 6.5% in two years can be better than waiting three years for 6.5%, given Sydney price growth.

When your situation falls outside the standard bank template, the quality of your broker is the single most important variable.

• We work in this space every day. Non-conforming, trust structures, overseas income, complex employment, non-standard properties — we understand lender policy at the granular level.
• Broad lender access. 30+ lenders including Liberty, Pepper, La Trobe, Bluestone, RedZed, Resimac, Yard. Single targeted application — we protect your credit file.
• Free service. We are paid by the lender upon settlement.
• Exit strategy built in. We document a clear pathway to refinancing at better terms as your position strengthens.
• Sydney-based. We understand Sydney property values and the challenges of complex borrowers in a high-price market.