Investment loan broker: borrow smarter for your next property
We compare 30+ lenders, work out how much more you can borrow, navigate APRA's DTI limits and structure each loan so property two doesn't block property four. It costs you nothing, and loans of $1M or more get $1,000 cashback.
Short answer
The best investment loan is the one that gets your next purchase approved without blocking the one after it. That means choosing lenders by policy, such as rental income shading, assessment buffers and appetite for high debt-to-income loans, as much as by rate, and structuring every loan separately.
What makes investment lending different
- Rates are usually higher for investment loans than owner-occupied loans, and higher again for interest-only repayments.
- Rent is discounted. Lenders typically count only 70% to 90% of your rental income when assessing what you can afford.
- Negative gearing is treated differently by each lender. Some add back the tax benefit, some cap it at the rent, and some ignore it.
- Debt-to-income limits bite investors first. Since 1 February 2026, banks can write no more than 20% of new loans at six times income or more.
- Structure compounds. How you set up loan one decides whether loan four is possible.
How much more can you borrow?
Your next purchase is capped by the lower of two limits:
- Usable equity: usually 80% of your properties' combined value, minus what you owe.
- Serviceability: what each lender's calculator says you can repay at its buffered assessment rate.
On a recent investor scenario we ran, the same borrower's maximum borrowing ranged from about $47,000 to about $690,000 across our panel. Read the full breakdown in how much more can I borrow as a property investor?
Investment rates on our latest run
Sample variable rates by lender type for an investment loan (principal and interest, package product, 70% LVR), run on 31 October 2026:
| Lender type | Sample rate |
|---|---|
| Customer-owned bank | 6.39% p.a. |
| Tier 2 bank | 6.44% p.a. |
| Online bank | 6.49% p.a. |
| Big four bank | 6.57% p.a. |
| Non-bank lender | 6.84% p.a. |
Rates depend on your situation and change often. See the latest rate run, or compare lender types.
Structuring for portfolio growth
- Keep each property on its own security. Avoid cross-collateralisation so you can sell, refinance or switch lenders one property at a time.
- Separate your splits. Keep investment debt and any equity release in separate loan splits so the purpose of each dollar is clear for tax.
- Use offset accounts deliberately. Park cash against non-deductible debt first.
- Sequence your lenders. Use the lenders with the strictest policy early and keep more flexible lenders for later purchases.
- Choose interest-only carefully. It lowers repayments now but is often priced higher and assessed over a shorter remaining term.
More detail: structuring for your second, third and fourth property.
Is your debt over six times your income?
APRA's 2026 cap limits how many high-DTI loans each bank can write, not whether you can borrow. Lender choice matters more than ever, and non-bank lenders sit outside the cap. Read DTI over 6: can you still get a home loan?
What we need from you
- Your last two payslips, or two years of tax returns if self-employed
- Current loan statements for every property
- Rental statements or leases for each investment property
- A list of other debts and credit card limits
- The purchase price or target budget for your next property
Buying the property as well?
Our sister business, Handle Properties, is a buyer's agency that finds and secures high-growth investment houses across Australia. We structure the finance alongside the purchase plan, so the two never pull against each other.
Frequently asked questions
Should I choose interest-only or principal and interest?
Interest-only lowers repayments and can suit investors focused on cash flow, but rates are usually higher and the loan is assessed over a shorter principal-and-interest term later. We model both before you decide.
Can I use equity from my home for an investment deposit?
Yes, usually as a separate loan split. Speak to your accountant about deductibility before drawing it down.
Is there a limit to how many investment properties I can have?
There is no fixed number. Your limit is set by equity, serviceability and debt-to-income, which is why lender order and structure matter.
Can you arrange loans in a trust or company?
Some lenders lend to trusts and companies, with different policy and pricing. We can map out the options with your accountant.
Is investment loan interest tax deductible?
Interest on money borrowed to buy an income-producing property is generally deductible, but your circumstances matter. Confirm with your accountant.