Professions / Nurses & Midwives
Home Loans for Nurses & Midwives
You are one of Australia’s most reliable borrowers. It is time your lender recognised that.
Why This Matters for Nurses & Midwives
LMI Waived up to $30,000
Nurses and midwives are eligible for LMI waivers under specialist healthcare lending policies — removing an upfront cost that can reach $30,000 or more depending on loan size.
100% of Shift and Overtime Income Counted
Standard banks discount or exclude shift loadings, overtime, and penalty rates. The specialist lenders we work with include 100% of this income — which can materially increase your borrowing capacity.
Casual and Contract Nurses Accepted
You do not need to be in permanent full-time employment. We work with lenders who understand casual and contract nursing income and assess it accordingly.
Borrow Up to 95% LVR
Access up to 95% LVR without the standard LMI requirement — meaning a smaller deposit is needed to purchase at the price point that suits you.
Dedicated Broker Who Understands Your Income
Nursing income is complex. We present your application in a way that reflects your actual earning capacity — not a version that has been discounted by a bank's blunt assessment tool.
case study
Shift Income Counted. Loan Approved.
Registered Nurse, Westmead Hospital
A registered nurse working a mix of permanent part-time and casual shifts across two hospitals sought to purchase her first home. Her combined income was strong, but complex.
The Challenge
Her bank declined to include casual shift income, reducing her assessed income by approximately $28,000 per annum and placing her target property out of reach.
What We Did
→ Identified a lender with a specific healthcare professional policy that accepts casual shift income with three months payslip evidence
→ Presented both employment streams correctly in the application
→ Applied for LMI waiver under the healthcare professional lending policy
The OUTCOMES
✓ Full income — permanent and casual — recognised
✓ LMI waived, saving $14,400 upfront
✓ Purchase approved at the target price
✓ Settled within 4 weeks of application
FAQ
Frequently Asked Questions
Do I qualify for an LMI waiver as a casual nurse?
Yes — casual nurses are included under most healthcare professional LMI waiver policies, provided you can demonstrate consistent income. Documentation requirements vary by lender and we confirm eligibility during our initial assessment.
My income changes each week due to shift variation. Will this be a problem?
Not with the right lender. Healthcare professional policies assess income based on your average over a defined period — typically 3 to 6 months — rather than treating each variation as a risk factor.
I work across multiple hospitals. Does that complicate my application?
It can at a standard bank. Through our specialist lender panel, multiple employment relationships are accommodated provided payslip evidence is available for each. This is a common profile and well understood by the lenders we use.
What is the maximum I can borrow without LMI as a nurse?
LMI waiver limits vary by lender policy — currently up to $750,000 to $1,000,000 for most healthcare professional policies, with some extending further. We confirm the applicable limit as part of your assessment.
Can I buy with a small deposit?
Yes. With an LMI waiver and access to 95% LVR lending, nurses can purchase with as little as a 5% deposit plus costs — significantly less than the 20% deposit typically needed to avoid LMI.
Key Takeaway
Some nurses may be able to use overtime, shift loading and penalty rates when applying for a home loan, but lender treatment varies significantly. The right lender can make a meaningful difference to borrowing capacity, especially where HECS, casual income or changing rosters are involved.
This Page Is For
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Nurses buying their first home and unsure how overtime affects their capacity
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Nurses refinancing who want to know if a new lender may assess income better
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What To Prepare Before Speaking With Us
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Quick Answer
Some lenders may use nurse overtime, shift loading and casual income when assessing a home loan. Lender choice matters — different lenders assess nurse income differently, and this can significantly affect borrowing capacity.
How Lenders Assess Nurse Income
Nurses often earn income from multiple sources — base salary, overtime, shift loading, penalty rates, casual hours and agency work. The challenge is that not all lenders assess this income the same way. Some lenders may include 100% of overtime with sufficient history; others shade it to 80% or exclude it. The right lender choice can make a significant difference to borrowing capacity.
Overtime & Shift Loading
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Consistent overtime over 12+ months preferred
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Employer letter confirming overtime is ongoing
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Penalty rates and allowances may be partially included
Overtime and shift loading are significant parts of many nurses’ total pay. To include this income, most lenders require consistency, documentation and acceptable income history.
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Casual & Agency Nursing
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Casual and agency nurses may face stricter requirements. Some lenders treat agency income similarly to contractor income, requiring more history.
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12+ months consistent casual income typically required
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HECS & Borrowing Power
HECS debt is common among nurses who completed undergraduate or postgraduate degrees. Lenders include compulsory HECS repayments in serviceability, reducing assessed borrowing capacity. As income rises, the repayment rate rises — affecting how much a nurse can borrow.
Nurse LMI waiver eligibility is lender-dependent. Some lenders may consider nurses under medical professional policies depending on AHPRA registration, income, employer and overall application strength. This is not universally available.
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LMI Waiver Eligibility
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First Home Buyer Options For Nurses
Nurses buying their first home need to consider borrowing capacity (including HECS), deposit requirements, LMI eligibility and government scheme suitability. The right lender choice affects each of these.
Borrowing Capacity
How overtime, shift loading, HECS and casual income affect how much a nurse may be able to borrow.
Deposit Options
5%, 10% and 20% deposit pathways. LMI implications and potential waiver eligibility for eligible nurses.
Government Schemes
Some schemes may assist first home buyers with deposit and LMI. Eligibility and rules vary by state and date.
Refinancing For Nurses
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Nurses who have seen income growth — through pay rises, promotion or increased overtime — may find that a new lender assesses their position more favourably. A refinance review compares the current loan against alternatives.
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Documents Nurses Should Prepare
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Frequently Asked Questions
Can casual nurses get a home loan?
Yes. Some lenders can assess casual nursing income if there is sufficient history and consistent pay. Policy varies significantly.
Can nurse overtime count toward borrowing capacity?
Some lenders may include overtime if it is consistent, documented and meets their policy requirements.
Does HECS affect nurse home loans?
Yes. Lenders include compulsory HECS repayments in serviceability, which can reduce assessed borrowing capacity.
Can nurses get LMI waivers?
Nurse LMI waiver eligibility is lender-dependent and not universally available. Some lenders may consider nurses under specific policies.
What documents do nurses need for a home loan?
Payslips, employment contract, employer letter, HECS balance, bank statements and ID are commonly required.
Book A Nurse Lending Review
We identify lenders that assess overtime, shift loading and HECS correctly for your income profile.
General information only. Lending eligibility, LMI waiver policies, rates and approval outcomes vary by lender and are subject to assessment.
Common Mistakes Nurses Make Before Applying
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Not having payslips that clearly separate overtime from base salary
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Underestimating the HECS impact on borrowing capacity
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Assuming all lenders offer the same LMI waiver policy for nurses
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Speak With A Real Broker
Your enquiry is reviewed by the Simpli Finance team so the right broker can guide your next step. We help clients compare lender policy, borrowing capacity, LMI waiver pathways, refinance options and loan structure across a broad lender panel.
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Kris Kumar
Director / Co-Founder
Helps professionals, business owners, refinancers and investors review lending strategy and lender options.
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Peter Pak
Director / Co-Founder
Helps clients compare home loans, refinancing, business finance and investment lending options.
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David Kim
Mortgage Broker
Helps nurses understand overtime income assessment and lender comparison.