Can I Buy a House on One Income in Australia? (2026)
Yes — buying a home on a single income in Australia is possible, but the market you can access depends heavily on your income, deposit, debts and whether you use government schemes. On an $80,000 salary, a single borrower might qualify for $390,000–$460,000. On $100,000, the range moves to $490,000–$590,000.
In Sydney and Melbourne, a single income buyer faces significant affordability constraints given median prices of $940,000–$1,450,000. In Perth, Adelaide and Brisbane — and across regional Australia — single income buying is considerably more accessible.
Estimated Borrowing Capacity by Single Income (No HECS, No Dependants, 2026)
| Annual Income | Estimated Borrowing Range | Notes |
|---|---|---|
| $60,000 | $270,000–$330,000 | Suits regional areas only |
| $70,000 | $330,000–$400,000 | Perth/Adelaide outer ring possible |
| $80,000 | $390,000–$460,000 | Outer Perth/Adelaide; unit markets |
| $90,000 | $440,000–$520,000 | Some QLD regional areas; outer metro |
| $100,000 | $490,000–$590,000 | Brisbane outer ring, Perth middle ring |
| $120,000 | $600,000–$720,000 | Melbourne outer ring; Brisbane middle |
| $150,000 | $780,000–$930,000 | Melbourne middle ring; some Sydney access |
| $200,000 | $1,050,000–$1,300,000 | Sydney middle ring accessible |
Estimates based on APRA 3% serviceability buffer, standard HEM living expense assumptions, no existing debts. HECS debt reduces these figures. See the mortgage affordability guides for salary-specific breakdowns.
What Cities Are Realistic on a Single Income?
| City | Median House Price | Realistic for Single Income at: |
|---|---|---|
| Perth | ~$780,000 | $120,000+ (inner ring) / $90,000+ (outer ring) |
| Adelaide | ~$770,000 | $120,000+ (inner ring) / $90,000+ (outer ring) |
| Brisbane | ~$900,000 | $150,000+ (inner/middle ring) / $100,000+ (outer ring) |
| Melbourne | ~$940,000 | $150,000+ (outer ring only) |
| Sydney | ~$1,450,000 | $200,000+ (most markets difficult without dual income) |
| Regional cities | $300,000–$600,000 | $70,000–$100,000 |
For many single income earners in Sydney and Melbourne, the most realistic paths are:
- Buying a unit/apartment rather than a house
- Buying in the outer suburbs (30–50km from CBD)
- Buying in a regional centre
- Using a guarantor or gift from family
- “Rentvesting” — buying an investment property in a more affordable area while renting where you live
How Government Schemes Help Single Buyers
First Home Guarantee (FHBG): Available to single buyers — income cap $125,000. Allows 5% deposit with no LMI.
Family Home Guarantee (FHG): If you are a single parent with a dependent child, you can buy with just a 2% deposit and no LMI, with an income cap of $125,000.
Help to Buy: The federal shared equity scheme has a single income cap of $90,000 — making it specifically targeted at lower-income single buyers. The government co-purchases up to 30–40% of the property, reducing your loan size significantly.
FHSS Scheme: Single earners can use voluntary super contributions (up to $50,000 total) as a deposit. The tax saving at marginal rates above 32.5% is meaningful.
Factors That Affect Single-Income Borrowing Power
Factors that help:
- High income relative to area
- No existing debts (no HECS, no credit cards, no car loans)
- Strong savings history (demonstrates financial discipline)
- Smaller property or lower-price market (regional areas, units)
- Large deposit (20%+ eliminates LMI and improves borrowing capacity)
Factors that hurt:
- HECS-HELP debt (reduces assessable income significantly)
- Credit card limits (even unused, lenders count the limit as a potential obligation)
- Personal loans or car finance
- Irregular or variable income (requires 2-year history to average)
- Dependants (childcare costs reduce assessable living expense benchmark)
Quick win: Cancel unused credit cards. A $10,000 credit card limit reduces borrowing power by approximately $50,000 across most lenders.
Strategies for Single Income Buyers
1. Guarantor arrangement A parent or family member uses equity in their property to guarantee part of your loan — allowing you to borrow more or avoid LMI without a large deposit. This is a significant commitment for the guarantor. See going guarantor risks before proceeding.
2. Reduce debts before applying Every dollar of monthly debt repayment reduces borrowing power by approximately $5–$8. Paying off a $15,000 personal loan can increase your borrowing capacity by $75,000–$120,000.
3. Buy in a more affordable area Buying in an outer suburb or regional city — even as an investment — can be a first step into the market. “Rentvesting” allows you to get a foothold in property ownership while renting in your preferred location.
4. Build a larger deposit The FHSS scheme is particularly efficient for single earners because the tax saving at marginal rates above 32.5% is compounded over multiple years.
5. Consider units and apartments Units typically cost significantly less than houses in the same suburb. A $550,000 unit in a suburb where houses sell for $900,000 gives a single income buyer access to the area at a fraction of the house price.
Frequently Asked Questions
Can I get a home loan on a $70,000 salary in Australia? Yes. On $70,000 with no HECS debt and modest living expenses, most lenders will approve a loan of $330,000–$400,000. This buys a property in many regional areas and outer-ring suburbs of Perth and Adelaide with a 5% or 10% deposit.
What is the minimum salary to buy a house in Australia? There is no minimum salary per se — it depends on the property price. On $60,000/year, you might borrow $270,000–$330,000, which is enough to buy in many regional areas. For capital cities, you generally need $100,000+ for outer suburbs.
Do single buyers pay more LMI than couples? LMI is based on the loan amount and LVR — not the number of borrowers. A single buyer with a $400,000 loan at 95% LVR pays the same LMI as a couple with the same loan at the same LVR. The First Home Guarantee eliminates LMI for eligible single buyers.
Is it harder to get a mortgage as a single person? Lenders assess eligibility based on income, expenses and debts — not relationship status. However, a single income typically supports a lower borrowing capacity than two incomes combined, making it harder to afford higher-priced markets.
Related Guides
- How Much Can I Borrow on a $70,000 Salary?
- How Much Can I Borrow on a $100,000 Salary?
- First Home Guarantee Explained
- Family Home Guarantee
- First Home Buyer Hub
This article provides general information only. Borrowing capacity estimates are indicative only. Actual borrowing power depends on individual circumstances, lender policies and current interest rates. For advice tailored to your situation, speak with a licensed mortgage broker or financial adviser. Find one through MoneySmart.