Low-Doc Mortgage Solutions

Getting a mortgage isn’t always straightforward. If you’re self-employed, a contractor, or running a business with patchy paperwork, the big banks often make things harder than they need to be. Low doc mortgage lenders in Australia exist to make things easier.

At Marway Capital, we’re private lenders who specialise in low doc residential lending, offering flexible home loan solutions to Australians who don’t fit the usual bank mould. You might not have up-to-date financials, or maybe you’ve already hit your borrowing limit with the bank. Either way, that “no” doesn’t have to be the end of the road.

Whether you’ve been knocked back or just want a faster, mor flexible way to access finance, this guide will walk you through what loan options are available, and how to apply.

How Low Doc Mortgage Lenders Work

Low doc mortgage lenders don’t follow the same playbook as the big banks. They’re built for people who earn well but don’t have the typical proof of income, or just want a faster, less painful process. Instead of ticking off a long checklist, we look at the deal itself and whether it makes sense.

What They Look For

Every lender is different, but most low doc lenders focus on:

The value and type of property you’re offering as security
Your equity position — most want at least 30%
Your basic ability to repay (even without detailed financials)
A clean or mostly clean credit file

We’re not here to judge your life through tax returns. We look at the bigger picture and if the numbers work, we move forward.

Common Eligibility Criteria

To get approved with a low doc lender, you’ll usually need:

A valid ABN (especially if you’re applying as a business or sole trader)
Basic income verification, like 12 months of BAS or a letter from your accountant
A solid exit plan (especially for short-term options)

Also, if you’ve already reached your borrowing limit with the bank, they might decline your application, even if your repayments are under control. That’s where low doc lenders step in and give you a real solution.

Documents You Might Still Need (Even in Low Doc)

Low doc doesn’t mean no doc. You’ll still need to provide a few basics:

ID and proof of ownership (or purchase) for the security property
Your ABN registration and GST status (if applying as a business)
12 months of BAS or a signed accountant’s letter to confirm income
Details of your loan purpose and repayment plan

It’s still a proper loan, but the process is faster, the paperwork is lighter, and you’re dealing with people who understand how real businesses work.

Loan Details

This is what you can expect when working with Marway Capital. We’re not like every other low doc mortgage lender. We’ve built our process around real-world lending, clear terms, and fast approvals.

Loan Purpose

Our low doc loans can be used for:

Purchasing residential property — whether you’re upgrading, investing, or securing your first home
Refinancing existing loans — to lower repayments, access equity, or restructure
Cash-out for business or personal use — this could include funding a renovation, covering tax bills, or injecting cash into your business

We keep the loan purpose flexible and practical. As long as it makes sense and the numbers work, we’re open to it.

Loan Type

We offer low doc residential loans that don’t require full tax returns or detailed financials. Instead, you can verify income with:

A letter from your accountant confirming income and business details
The most recent 12 months of BAS to show consistent turnover

We get that not everyone fits into the bank’s tight lending box. Our process is built for self-employed borrowers and small business owners who run healthy operations but don’t have time for the paperwork maze.

Loan Amount

Here’s what we offer:

Metro postcodes – Borrow up to $2.5 million per property
Regional postcodes – Borrow up to $1.5 million per property
Total exposure – Max exposure per borrower across all securities is $5 million

Need to go higher? We may be able to consider it depending on the deal, structure, and exit strategy. We’re open to having that conversation.

LVR

We lend up to 70% of the property’s value — which means you’ll need to contribute at least 30% as a deposit or equity.

That 70% cap helps keep the deal safe and manageable. It’s especially useful for borrowers who have strong asset positions but don’t meet the income verification banks require.

Security Type

We accept residential property as security. That includes:

Free-standing houses
Townhouses
Units (subject to size and location)

The property must be in acceptable condition and meet our valuation guidelines. If it’s a bit outside the box, run it by us anyway — we’ll let you know quickly if it’s workable.

Metro Postcode

If your property is in a metro area in NSW, VIC, or QLD, you can borrow up to $2.5 million at 70% LVR. These locations are generally more stable, which allows for larger loan sizes and a faster assessment process.

We work across all major metro postcodes, and we know how to assess deals in high-demand areas where timing matters.

Regional Postcode

For approved regional postcodes in NSW, VIC, or QLD, the loan limit is $1.5 million at 70% LVR.

We assess regional deals with a focus on property quality, local demand, and resale potential. If you’re unsure if your location qualifies, we can confirm it quickly — no long waits.

Term

We offer loan terms of up to 30 years, giving you long-term flexibility and manageable repayments.

Depending on your needs, we can structure the loan short-term (bridge loan, 12–24 months), or go longer for residential purposes. Interest-only periods are also available if needed — especially during the early stages of a project or investment.

Interest Rate

Our low doc loan rates start from 7.55%. Final pricing depends on:

Loan size
LVR
Property type and location
Risk profile
Supporting documentation

Loans above $1.5 million may include a rate loading, but we’ll always be transparent with how we price. You’ll get a clear breakdown of the rate, fees, and structure before anything is signed.

We’re here to offer real numbers, not surprises. That’s how we work at Marway Capital.

How to Apply with Marway Capital: Quality Low Doc Mortgage Lenders in Australia

We’ve made applying for a low doc loan simple. No confusing forms. No long waits. Just a clear process that works.

Here’s how it goes:

Step 1 – Quick chat

You tell us what you’re trying to do, buy, refinance, cash out, and we’ll let you know if we can help. No pressure.

Step 2 – Send us the basics

We’ll need a few things like:

How much you want to borrow
Info about the property
12 months of BAS or an accountant’s letter

That’s it. No full tax returns or pages of paperwork.

Step 3 – Fast approval

If it stacks up, we’ll send you indicative terms within a day or two. We move quickly so you’re not left hanging.

Step 4 – Settle the loan

Once you’re happy, we get the docs sorted and move to settlement. We keep things clear, simple, and fast.

At Marway Capital, we do things differently because finance should work around you, not the other way around.

Contact Marway Capital Today

FAQs

What size deposit is needed for a low doc loan?

Most low doc mortgage lenders will expect you to have at least a 30% deposit. That’s because low doc loans typically max out at 70% LVR, which means you’ll need to cover the remaining 30% yourself. If you’re buying a property for $800,000, you’d need around $240,000 available either as a deposit or existing equity. Some lenders may offer slightly different limits depending on the location or risk level, but 70% is the standard. This lower LVR helps reduce the lender’s risk since the documentation is more limited.

What type of borrowers are low doc lenders for?

Low doc lenders are designed for borrowers who can repay a loan but don’t have the traditional paperwork that banks want to see. That includes people who are self-employed, running small businesses, or working in industries with irregular or seasonal income. If you’ve been in business for a while, make good money, but don’t have up-to-date tax returns or full financial statements, low doc lending is made for you. It also works well if you’ve already maxed out your bank borrowing limits or need a faster option than what the major lenders can offer.

What information needs to be supplied to a low doc mortgage lender?

While low doc loans cut down the paperwork, they’re not completely doc-free. You’ll still need to show enough for the lender to understand the deal and assess the risk. Most lenders will want some form of income verification, like an accountant’s letter confirming your income or your last 12 months of BAS statements. You’ll also need to provide ID, the details of the property you’re using as security, and some background on how you’ll repay the loan. Compared to a full doc loan, the process is much faster and simpler — but it’s still a proper loan, and the lender needs to be confident you can manage it.

Is there a minimum credit score for a no doc lender?

There’s no fixed number across the board, but most low doc mortgage lenders want to see a reasonably clean credit history. You don’t need a perfect score, and we understand life happens, but multiple defaults, court judgements, or recent missed repayments will usually make things harder. That said, every deal is looked at on its own — so if the rest of the application makes sense, it may still be doable. We’re more focused on whether the deal works, not just what your credit score says.

Who is the best no-doc mortgage lender?

It depends on what you’re looking for, but if you value fast answers, real conversations, and flexible terms, Marway Capital is a solid choice. We work with people who’ve been knocked back by the banks, or just don’t have time to deal with paperwork. Our focus is on making lending more accessible for everyday Australians, especially those who’ve built strong businesses but don’t fit into the bank’s box. We look at deals based on merit, not just numbers on a form.

How long do you have to be a sole trader before you can get a mortgage?

Most low doc lenders prefer that your ABN has been active for at least 6 to 12 months. This shows that you’ve got a trading history, even if it’s not backed up by full financials. If you’ve just started out, things can be trickier, but not impossible. We’ll still look at the full picture, especially if there’s equity in a property or a clear repayment plan. Some of our clients have been sole traders for less than a year and still secured funding based on the strength of their deal and supporting info. It really comes down to the lender’s risk appetite and how well the overall application is put together.

*Conditions Apply. For company borrowers with ACN for business purposes*

Low Doc Mortgage Lenders in Australia: Rates, Loan Options & Application Explained