Buying a Property · Home Loans
Every calculator gives you a different number. We give you one you can buy with.
Buying a home, an upgrade or an investment property, we work out what you can borrow, what it will cost and which lender fits, then tell you plainly what is possible.
$1.5b in settled lending
MPA Top Commercial Brokers
5.0 Google rating
Phone answered 24 hours
What happens next
Why commercial through Evolve
Commercial is where we do our best work
One clear number
Three calculators, three different answers. We assess your income and deposit properly and give you one borrowing figure you can shop with.
Up to 70 lenders
Majors, non-banks and specialists across the residential panel, several of which count overtime, shift allowances and business income very differently to the big banks.
Pre-approval before offers
Finance sorted before you make an offer or register to bid, so you negotiate with a firm ceiling instead of crossed fingers.
Lodged once, when ready
We assess the scenario before anything touches your credit file. One application goes in, to the lender that fits, when it has a genuine chance.
Client outcome
First call to settled in seven weeks
A Sydney couple were referred to us with their home already under contract and a settlement date that was not going to move. No lender had said no; the risk was time, because finance that meanders through assessment is how purchases end up begging for extensions. We took the full position in the first conversation, assessed income, deposit and the purchase against lender policy before anything was submitted, and lodged one complete application nine days later with the bank lender whose processing fitted the deal. It settled on the exact day projected, seven weeks after the first call.
“I had a fantastic experience with Evolve Lending for my recent home loan. Les and Mark were wonderful throughout the entire process, providing expert advice to secure the exact deal I needed for my financial goals.”
Home loan client, Sydney
“We dealt with Les throughout our first home buying experience and he was extremely helpful. Any questions we had big or small Les did not hesitate to reply to and would go into detail ensuring we understood the process.”
First home buyer, Sydney
In plain terms
Buying a house: the loan side, explained
Buying a house comes down to three questions: what you can borrow, what it will really cost and which lender will say yes to your situation. Online calculators answer the first one badly, because every lender assesses income differently. That is why the figure changes with each website you try, and why the bank appointment often ends with a number nobody explains.
The finance behind buying a house is mostly a matter of assessment and lender choice. We look at income, deposit, existing debts and the property itself the way a credit assessor does, then match the file to the lenders that read your situation properly: shift allowances and overtime for some, home loans for self-employed borrowers for others. More than $1.5 billion settled includes purchases like yours every week. We can get it done.
Not sure of your range yet? Start with how much can I borrow, then tell us what you are buying. The answer will be straight: possible now, possible with changes, or not yet.
How it works
From first conversation to settlement
- Step
The first conversation
A call, usually within one business day of your enquiry, covering what you are buying, your income, your deposit and your timeline.
- Step
Initial assessment and recommendation
Payslips or financials, statements and ID, then the full position assessed against lender policy. Lender, structure and costs recommended in writing, with pre-approval where the purchase calls for it.
- Step
Application prepared for signing
We prepare the application and supporting documents for the chosen lender. You review and sign; nothing is lodged until you have.
- Step
Lodgement and lender approval
Lodged the same or next business day after signing. Most lenders approve in 3–7 business days, some in 1–2, a few take 10–15. Then we manage settlement with your solicitor.
Understanding purchase finance
What buyers ask before they borrow
How much deposit do you need to buy a property?
Most lenders want at least 5 per cent of the purchase price as a deposit, and 20 per cent avoids lenders mortgage insurance (LMI), a one-off cost that applies below that line. The deposit is only part of what you need on the day.
Stamp duty, legal costs and lender fees come on top, and some lenders want the deposit saved over time rather than arriving as a lump sum. A smaller deposit narrows the field but rarely empties it, and a family guarantee or government scheme can change the maths.
What does pre-approval actually give you?
Pre-approval is a lender’s conditional yes to a loan amount before you have found the property. It lets you make offers and bid at auction knowing your ceiling, and it usually lasts around three months.
It depends on the property valuing up and nothing changing in your position, so it is not formal approval. It is only worth having from a lender whose policy suits you, because one from the wrong lender can fall over when the real application goes in.
Buying your first home: what help is available?
First home buyers in NSW may be able to combine the First Home Owner Grant, stamp duty concessions and the First Home Guarantee, depending on the property price and whether it is new or established. Which ones apply, and how they stack, depends on your circumstances.
The moving part is matching a scheme’s lender panel with a lender that reads your income sensibly. Caps and thresholds change, so check the current figures before relying on them.
Is an investment purchase assessed differently?
Yes, in two ways. Most lenders count a share of the expected rent towards your servicing, and investment loans often carry different pricing and deposit rules to owner-occupied loans.
Structure matters more for investors, because how the loan is split and secured affects the after-tax outcome. We arrange the lending and your accountant confirms the tax treatment, and it is worth settling the structure before you sign, not after.
Keep exploring
Grants, schemes and a deposit that gets you there.
Business income read the way the right lender needs it.
Funding a build, from land purchase to final fit-out.
Guide · What the NSW grant and concessions are worth
Calculator · A first estimate of what lenders may count
Know your number before you make an offer
Call 1300 112 355
Questions buyers actually ask
How much can I borrow?
Your borrowing capacity depends on factors such as your income, existing debts, living expenses, deposit, credit position, and the lender’s assessment criteria. Online calculators can be a rough guide, but they often do not reflect how a lender will actually assess the deal. A proper assessment gives you a clearer view of what may be possible before you start making offers.
Should I get pre-approval before buying a property?
In many cases, yes. Pre-approval can help you understand your likely budget, narrow your search, and act with more confidence when the right property appears. It can also help identify issues early, before you are negotiating under time pressure or committing to a contract.
What is the difference between pre-approval and formal approval?
Pre-approval is an initial indication that a lender may be prepared to lend, subject to conditions. Formal approval (also referred to as unconditional approval) happens later, once the lender has completed its full assessment, including checks on your documents, financial position, and the property itself. Pre-approval can be useful, but it is not the same as unconditional approval.
How long does pre-approval last?
Pre-approval periods vary by lender, but they commonly last around 60 to 90 days. Some lenders may reassess the application if your circumstances change, documents expire, or the approval period runs out before you secure a property.
Can my home loan still be declined after pre-approval?
Yes. Pre-approval does not guarantee formal approval. A loan can still be declined if the property does not meet lender requirements, the valuation comes in short, your financial position changes, or issues emerge during final credit assessment. That is one reason lender fit and proper upfront assessment matter.
What deposit do I need to buy a property?
The deposit required depends on the lender, the property, and your overall scenario. You also need to allow for other costs such as stamp duty, legal costs, and government or lender fees where applicable. In some cases, borrowers can proceed with a smaller deposit, but that depends on the lender’s policy and the broader structure of the deal.
How long does it take to get a home loan approved?
Timeframes vary depending on the lender, the quality of the application, how quickly documents are provided, and whether a valuation is required. Some approvals move quickly, while others take longer. Where a purchase is involved, preparation upfront can make a material difference to timing and execution.