Low Doc Residential Loans

Low doc residential loans from Vía Private for self-employed borrowers, complex income structures, returning expats, and situations where two years of clean tax returns simply aren't available. We assess residential mortgage applications against completed property on the strength of the security and the overall borrower profile - not a bank's documentation checklist.

Submit a Low Doc Deal

Product Parameters

Loan size

$1,000,000 - $20,000,000

Maximum LVR (Metro)

Up to 75% of as-is residential value

Maximum LVR (Regional)

Up to 65%

Maximum LVR (Destinational)

Up to 55%

Loan term

6 - 36 months

Security

First registered mortgage over completed residential real property

Valuation basis

As-is only - no "as if complete" or "best use" value credited

Borrower entity

Company, trust, individual (where not regulated under NCA), SMSF

Documentation

Assessed on available evidence - BAS statements, accountant letters, bank statements accepted

Repayment type

Interest only

Exit

Must be clearly specified - sale, refinance, or liquidity event

All parameters shown are indicative and based on standard scenarios. We may work outside these parameters depending on the strength of the deal. Interest rates and establishment fees are not published online - they are provided in indicative terms issued to your broker. For our full pricing schedule, request the Broker Guide.

View full product parameters →

How it works

Broker submits scenario

Submit the deal - security address, estimated value, loan amount, and a description of why standard bank documentation isn't available. No thick application pack needed at this stage.

Vía Private assesses on merits

We look at the security value, the borrower's financial position (using available evidence), and the exit strategy. We don't apply a bank's documentation matrix - we form a view on the deal using whatever evidence exists.

Settlement via standard conveyancing

Once terms are agreed, the process runs through standard mortgage documentation and conveyancing. For residential loans, we target settlement within 10-15 business days of a complete application.

Is this the right product for your client?

This suits:

•Self-employed borrowers who cannot produce two years of tax returns showing consistent income
•Recently returned Australian expats re-establishing local financial records
•Borrowers with complex trust or business structures where income attribution is genuinely difficult to document
•Situations where a recent credit event (default, court judgment) means the bank won't lend but the borrower has genuine capacity
•Borrowers in industries with variable income - construction, hospitality, professional services, creative industries
•Auction purchase: client wins at auction with a 10% deposit, bank cannot settle in 42 days - Vía Private provides a 6-12 month first mortgage to settle, with exit via bank refinance
•ATO / tax debt: ATO debt is preventing a bank refinance - Vía Private provides a first mortgage to clear the debt and create a runway for bank refinance
•Probate and estate settlement: beneficiary needs to buy out siblings from an inherited property and needs interim first mortgage finance
•SMSF lending: trustee acquiring a completed residential investment property via a bare trust or LRBA structure
•Downsizer or sea-changer: client is selling in Sydney and buying regionally, needs to settle the purchase before the sale completes
•Credit impairment: historic default or Part IX that is resolved but still on the credit file - banks won't lend for 2+ years, Vía Private provides a first mortgage while the file clears
•Foreign income earner: Australian citizen or permanent resident with predominantly offshore income - banks have pulled back, Vía Private assesses on a security-first basis
•Debt restructure and consolidation: client has multiple debts and needs a single facility to clear the decks and refinance back to a bank within 6-12 months

This product is not suitable for:

•Construction or development scenarios - we lend against completed property only
•Loans secured against "as if complete" or "best use" valuations
•Guarantors with unpaid defaults, or guarantors with no obvious benefit from the transaction
•NCCP-regulated consumer credit - all lending is for commercial or investment purposes

Frequently Asked Questions

Are low doc residential loans regulated under the National Credit Act?

The National Credit Act applies to credit provided to individuals for personal, domestic, or household purposes. Where the loan purpose is investment, commercial, or business-related, NCA provisions generally don't apply. Compliance with the applicable regulatory framework is assessed at the application stage. Your client should seek independent legal advice on their obligations.

What documentation do you accept in place of tax returns?

We work with whatever evidence is available - BAS statements, accountant declarations, business bank statements, rental income statements, and signed declarations from the borrower about their financial position. The goal is to form a genuine view of capacity, not to find a documentation workaround.

What does your LVR limit mean for a typical low doc deal?

For a completed residential property with an as-is value of $1,200,000, we'll lend up to $900,000 in a metro location (75% LVR). The borrower contributes the balance. The stronger the security value relative to the loan amount, the more flexibility we have on documentation.

Will credit impairment automatically disqualify my client?

No. We assess credit events in context - when they occurred, the amounts involved, whether they've been satisfied, and what's happened since. A client with a historical credit event but strong current position and good security can absolutely be approved.

Can SMSFs borrow?

Yes. We can lend to a trustee acquiring a completed residential investment property via a bare trust or Limited Recourse Borrowing Arrangement (LRBA) structure. Submit the scenario and we'll assess the structure.

Got a deal that needs a private lender?

Submit your scenario and we'll come back with an indicative position - loan amount, LVR, term - within 24 business hours. If it doesn't fit, we'll tell you that too.