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Self-employed playground · Australia
Pathway finder, income estimator, and document checklist — open the playground below.
Related: self-employed home loan · self-employed refinance · self-employed service · contractor ABN / BAS · self-employed articles
Pathway · income · documents — illustrative only.
Suggested lane
Full-doc (2-year)
Confidence: high — confirm with lender credit guide.
General information only. These calculators provide estimates based on the numbers you enter. They do not constitute credit advice, take your full situation into account, or replace a lender's assessment. Fees, eligibility, and actual offers vary. Speak with a broker for guidance tailored to you.
Last reviewed June 2026. Lender policy shifts frequently — confirm on live credit guides before lodging.
Last reviewed June 2026 · Full-doc, alt-doc, BAS, accountant letter, add-backs, ECE refinance — one hub.
Lender policy shifts frequently — confirm on live credit guides before lodging.
Run the playground first — then send your lane + last NOA.
Compare paths at a glance before you open the playground.
| Path | Documents | ABN | Rate | LVR | Best for |
|---|---|---|---|---|---|
| Full-doc (2yr) | Tax + NOA + financials | 24+ mo | PAYG-equivalent | Up to ~95% w/ LMI | Established, lodged returns |
| Full-doc (1yr) | Latest tax + NOA | 24+ mo | PAYG-equivalent | Often 80–90% | Strong recent year (2025–26 bank policy) |
| Alt-doc BAS | BAS + bank stmts | 6–12+ mo | +0.3–0.8% | Usually ≤85% | Returns not lodged; stable turnover |
| Alt-doc accountant | CPA/CA letter + stmts | 6–12+ mo | +0.3–0.8% | Often ≤80% | Accountant can certify income |
| Lo-doc (2026) | Means alt-doc | Varies | Premium | ≤80% | Legacy term only |
Pick the highest-doc path you can prove — rates and LVR follow.
24+ months trading, lodged returns, consistent profit.
Same headline variable rates as PAYG at major banks when file is clean.
Strong recent year after 2+ years ABN; St.George fast-track with 20% deposit + 2 NOAs only.
Major banks (CBA, NAB, Westpac, ANZ) now assess latest year only — ABN still usually 2+ years.
Returns not lodged yet; turnover stable on BAS; GST-registered 6–12+ months.
Typically +0.30% to +0.80% vs full-doc from same lender; specialist non-banks higher.
Accountant can certify net income; bank statements support the figure.
Similar premium to BAS alt-doc; accountant must be registered tax agent.
Director paying themselves regular PAYG wages from trading company.
PAYG assessment on wages if 6+ months consistent salary from your company.
Self-employed refinancers waiting on accountant for current-year returns.
Refinance without fresh full financials if 12+ months perfect repayment history.
Deep dive on the service page: Self-employed loans — case studies & 25+ FAQs →
Taxable income is often lower than economic income. Itemised accountant schedules unlock capacity — a $27k add-back stack can add $60k–$140k borrowing power.
Depreciation
Non-cash — most common add-back
Usually accepted
Interest on debt being refinanced
New lender reassesses structure
Usually accepted
One-off legal / restructuring costs
Must be documented one-off
Usually accepted
Director super above SG minimum
Discretionary portion only
Usually accepted
Donations / philanthropic
Discretionary
Usually accepted
Normal travel & entertainment
Ongoing business expense
Usually rejected
Lump-sum "general expenses"
Needs itemised schedule
Usually rejected
Capital gains (one-off)
Usually excluded from servicing
Usually rejected
When brokers request it
Use the playground checklist tab for a lane-specific pack, or read every line below.
| Document | Who needs it | Why it matters |
|---|---|---|
| ABN & GST registration | All self-employed paths | Proves trading status; GST registration often required for alt-doc. Lenders verify on ABR.Tip: Inactive ABN flags — keep ABR details current. |
| Personal tax returns (2 years) | Full-doc; trust beneficiaries; partners | Primary income evidence for sole traders and personal servicing tests. |
| ATO Notices of Assessment (NOA) | Full-doc; 1-year fast-track paths | Confirms returns are lodged and assessed — not draft figures.Tip: St.George fast-track may need only 2 NOAs at 80% LVR. |
| Business / entity tax returns | Company, trust, partnership full-doc | Shows entity profit before flows to you; cross-checked against personal returns. |
| Financial statements (P&L + balance sheet) | Full-doc company/trust; most 2-year assessments | Supports add-backs (depreciation, one-offs); proves going concern. |
| Business Activity Statements (BAS) | Alt-doc BAS path; GST-registered borrowers | Quarterly turnover evidence when tax returns lag; cross-checked against bank credits.Tip: Usually last 4 quarters minimum; some lenders want 12 months. |
| Business bank statements (3–6 months) | Alt-doc; most full-doc files | Verifies trading continues; no dishonours; turnover matches BAS/returns. |
| Personal bank statements (3–6 months) | All paths | Living expenses, liabilities, and savings behaviour for serviceability. |
| Accountant's letter / declaration | Alt-doc; unusual years; draft returns | Certifies income, explains one-offs, or confirms returns lodged. Must be CPA, CA, or IPA.Tip: Ask for an add-back schedule in the same letter pack. |
| Add-back schedule (signed) | Full-doc with depreciation / one-offs | Itemises non-cash or non-recurring expenses lenders may add back to net profit. |
| Interim YTD profit & loss | When last FY under-represents current run-rate | Supports rising income story — not all lenders accept without full-doc. |
| Trust deed + distribution minutes | Trust borrowers | Proves who is entitled to income; mismatches with personal returns trigger declines. |
| Director loan account schedule | Company directors with DLAs | Unrepaid director loans can be treated as contingent liabilities. |
| Contractor agreements / invoices | Contractors billed as sole traders | Proves ongoing engagement when income looks lumpy. |
| ID + liability statements | All paths | Credit cards, car loans, HECS, and BNPL limits affect serviceability. |
ABN in your name; business income flows to your personal tax return (Item 15).
Lender focus
Director salary + dividends + retained profit rules vary by lender.
Lender focus
Trust deed, distributions, and beneficiary entitlements must reconcile.
Lender focus
Partnership return plus each partner’s share of profit on personal returns.
Lender focus
Everything from the service deep-dive — consolidated on one page.
| Lender / pathway | 1-year assess | ABN min | Notes |
|---|---|---|---|
| CBA / NAB / Westpac / ANZ | Yes — many files | 24 months typical | 1-year income shift Oct 2024–Aug 2025 |
| St.George | NOA-only at 80% LVR | 24 months | 20% deposit required for fast-track |
| Pepper / La Trobe / Liberty | Alt-doc specialist | 6–12 months | Higher rate; complex files |
| ECE Easy Refinance | N/A — refinance | 12+ mo repayments | Purchase uses different policy |
Sole traders: net business income on personal return (Item 15), usually averaged over two years — or lower year if declining.
Company directors: wages + dividends; some lenders add retained profit for controlling shareholders.
Trusts: distribution income on personal returns must match trust returns and deed — one-off distributions fail.
For existing borrowers with 12+ months perfect repayments, some lenders accept conduct instead of re-verifying full tax packs.
Typical caps: LVR ≤80%, limited cash-out, same purpose (OO stays OO).
Ideal when FY return is unlodged but you need to escape a high rate now.
Lenders assess taxable income — aggressive deductions help tax but shrink capacity.
Plan with your accountant 12–18 months before buying; broker handles credit lane only.
Illustrative composites — numbers altered. General information only.
Electrician, 9 years trading, outer Melbourne $920k target
Clean 2-year returns = no self-employed rate penalty on full-doc.
Consulting Pty Ltd, 4 years, $810k OO loan at 6.84%
Retained profit stuck in company? ECE bypasses lodgement delays.
Discretionary trust, Brisbane $1.65m target, $400k deposit
Trust files need the right lender early — deed review adds ~2 weeks.
Use the playground pathway finder — full-doc, alt-doc BAS, accountant letter, or ECE refinance. Choose the highest-doc lane you can prove.
Personal tax returns, NOAs, business financials, BAS, bank statements, ID, liabilities. Match the checklist to your entity type.
Itemised depreciation, one-offs, and interest add-backs on a signed schedule — not a single line on an email.
Model assessable income (average or lower of two years) and check repayments at assessment rate (~+3% buffer).
One credit enquiry to the best-fit lender — not six applications that hurt your score.
BAS matches bank credits, NOAs match returns, trust distributions reconcile. Lodge incomplete files only if you enjoy delays.
Honest pitfalls — plan around these before you lodge.
Tax minimisation vs borrowing power
Aggressive deductions reduce taxable income — lenders assess what the ATO sees. Plan with your accountant 12–18 months before buying.
Alt-doc costs more
Expect +0.3% to +1.5% rate premium and smaller lender panels versus a clean full-doc file.
Lodgement timing traps
Applying before prior-year returns are lodged can mean 18-month-old income or a forced alt-doc path.
BAS vs tax return mismatches
Turnover on BAS that does not reconcile with financials needs a documented explanation.
Structure changes mid-stream
Switching sole trader → company → trust resets how lenders read your history; get tax advice first.
Director loans & trust distributions
Unpaid company loans or unclear trust distributions are common decline triggers.
Credit enquiry stacking
Multiple lender declines hurt your score — a broker usually lodges one file to the best-fit lender.
Under-12-month ABN
Very limited options; larger deposit, specialist lender, or wait until seasoning improves.
Tax returns, NOAs, and usually business financials — lowest rates, widest lender choice.
Alternative verification (BAS, bank statements, accountant letter) when full tax packs are not available.
Marketing term; true self-certification loans are largely gone. Usually means alt-doc in 2026.
Non-cash or one-off expense added back to net profit for servicing (e.g. depreciation, one-off legal fees).
ATO Notice of Assessment — proves your return is lodged and assessed.
Lender counts only a % of BAS turnover as income (e.g. 70–80%) to allow for expenses.
How long you have traded; most full-doc lenders want 24 months ABN, some alt-doc accept 6–12.
Company profit kept in the business — some lenders add back; others only use wages + dividends.
Assessing you on director wages like an employee when salary is stable 6+ months.
Streamlined refinance using repayment history instead of fresh financials.
Whether income covers repayments at the assessment rate (often ~3% above your actual rate).
Loan-to-value ratio — alt-doc often capped lower (80–85%) than full-doc.
Full-doc, alt-doc, BAS, trusts, ATO debt, rates — tap to expand.
Call 0400 77 77 55 or WhatsApp — send entity type, ABN age, and last NOA.
Prefer the phone? 0400 77 77 55 — direct line to Bishnu Adhikari.
