Buying Property in New Zealand as a Couple with Different Visas: Navigating Non-Residence Visa Challenges
Settling in New Zealand often sparks dreams of homeownership, but what if you and your partner hold different visas? If one of you is on a non-residence visa—such as a visitor, work, or student visa—can you still buy property together, and will banks count your partner’s income toward a mortgage? As experienced mortgage advisors, we help couples navigate these complexities.
Property Purchase Rules for Couples with Non-Residence Visas
New Zealand’s property market is governed by the Overseas Investment Act (OIA), which sets strict criteria for overseas buyers. The good news? If you’re married, in a civil union, or in a de facto relationship, only one partner needs to meet OIA eligibility requirements to buy a home as relationship property. This allows the other partner, even on a non-residence visa, to be included in the property ownership without needing separate OIA approval.
Eligible buyers include:
New Zealand citizens, Australian or Singaporean citizens, or holders of a New Zealand residence-class visa who are “ordinarily resident” (living in NZ for at least 183 days in the past 12 months).
Those who qualify can purchase “residential” or “lifestyle” properties without OIA consent. If neither partner is ordinarily resident but one holds a residence-class visa, you can apply for OIA consent to buy one home to live in, with pre-approval valid for up to a year.
For example, if you’re a New Zealand citizen and your partner is on a visitor, work (e.g., Accredited Employer Work Visa), or student visa, you can buy a home together as relationship property, regardless of their visa status. This flexibility opens the door to homeownership, but securing a mortgage requires navigating bank lending policies, which vary significantly.
How Banks Assess Income for Non-Residence Visa Holders
When one partner holds a non-residence visa, banks take a cautious approach to mortgage lending, focusing on income stability and risk. Not all banks treat non-residence visa holders’ income the same—some are more open to including it, while others are stricter. This is where the value of a mortgage advisor shines through. When you talk to us, you’re accessing all lenders in one conversation, as we match you with those whose policies suit your unique circumstances. Here’s how banks approach lending to couples with different visas:
Income Inclusion Varies by Visa Type: Banks prioritise the income of the New Zealand citizen or permanent resident partner due to their stable residency status. For the non-residence visa holder, income inclusion depends on their visa and employment situation:
Work Visa Holders (e.g., Accredited Employer Work Visa, Partnership-Based Work Visa, Post-Study Work Visa): Some banks are more likely to count income if it’s stable and verifiable, such as from a New Zealand employer with a 2–3 year contract meeting wage thresholds (e.g., NZD $31.61/hour in 2025). Other banks may require a longer employment history or exclude income from shorter-term work visas (e.g., Specific Purpose Work Visa).
Student Visa Holders: Income from part-time work (up to 20 hours/week) is rarely considered due to its limited scope. Overseas income may be included but is typically discounted by 20–30% and requires certified documents like tax returns or bank statements. Most banks exclude student income, though some non-bank lenders are more accommodating.
Visitor Visa Holders (e.g., Partner of a New Zealander Visitor Visa): Income is often excluded unless the visa allows work (e.g., partnership-based work conditions) or stable overseas income is verified. Some banks may partially consider overseas income from a long-term employment contract, but others dismiss it due to the visa’s temporary nature (up to 9 months or 2 years for partnership visas).
Other Temporary Visas (e.g., Recognised Seasonal Employer, Interim Visa): Income is rarely counted due to short durations or specific conditions. Interim Visa holders continuing previous work may be an exception, but most banks focus on the citizen/resident partner’s financials.
The Partnership Visa Pathway Reduces Risk: If your partner is a New Zealand citizen or resident, non-residence visa holders can apply for a Partner of a New Zealander Visitor Visa or Work Visa, with a clear path to a Resident Visa after proving a genuine and stable relationship (e.g., 12 months living together). This pathway reassures some banks of your long-term commitment to New Zealand, increasing the likelihood of including your income, especially for work visa holders or those with pending residency applications. Evidence like joint bills, tenancy agreements, or a marriage certificate aligns with Immigration New Zealand’s criteria and strengthens your mortgage application. However, not all banks view this pathway the same—some remain cautious about temporary visa income, making lender selection critical.
Why Some Banks Are Suitable and Others Aren’t: Lending policies vary widely. Some banks, particularly smaller institutions or non-bank lenders, are more open to including income from work visa holders or visitor visa holders with stable overseas earnings, offering loans up to 80% LVR (though non-bank rates are higher). Other banks take a conservative approach, often excluding temporary visa income unless the citizen/resident partner’s financials are robust or the non-residence partner has long-term, verifiable employment. We navigate these differences, connecting you with lenders whose criteria match your visa and financial situation.
Ownership Without Borrowing: Even if a bank excludes the non-residence visa holder’s income, they can still be included on the property title as a co-owner under New Zealand’s relationship property laws, provided the citizen/resident partner meets OIA criteria. This allows joint ownership, with the mortgage based primarily on the eligible partner’s financials.
Tips for Couples Buying Property Together
Securing a mortgage with a non-residence visa holder requires strategy and the right lender. Our top tips to improve your success include:
Work with a Mortgage Advisor: We’ll weigh your options, advise you on the best mortgage strategy for your situation, and present your application in the best light possible, at no direct cost to you (lenders pay our fees). When you talk to us, you’re accessing all lenders in one conversation.
Leverage the Partnership Visa Pathway: Emphasise your visa application or intent to apply for a Resident Visa, supported by relationship evidence (e.g., joint accounts, shared tenancy agreements), to reassure lenders of your long-term commitment.
Maximise Work Visa Income: If on a work visa (e.g., Partnership-Based Work Visa), secure stable employment with a long-term contract to increase income inclusion by accommodating banks.
Prepare Robust Documentation: Provide payslips, employment contracts, or certified overseas income records (e.g., tax returns) to verify the non-residence partner’s contribution, especially for work or visitor visa holders.
Save a Strong Deposit: A deposit above 20% makes mortgage applications a lot easier, as well as giving you access to banks special rates.
Explore Non-Bank Lenders: If some banks are hesitant, non-bank options offer flexibility for temporary visa holders, though consider higher interest rates against your plans.
Plan Ownership Structure: Discuss joint ownership (e.g., joint tenants or tenants in common) with a lawyer and consider a Relationship Property Agreement to clarify contributions, protecting both partners.
Navigating New Zealand’s property market with different visa statuses can be challenging, but our team specialises in finding lenders who suit your unique circumstances. We’ve helped our clients to simplify the process, represent them against the banks, and help them achieve their homeownership goals.
Contact us for a free consultation to find the right lender and secure the best mortgage terms for you and your partner.