The path to home ownership in Australia keeps getting tougher, forcing buyers and owners to consider flexible loan structures. These options can ease monthly repayments in the short term but come with an important caveat: you’ll pay substantially more interest over the life of the loan.
If you’re weighing up a home loan option that defers part of the debt burden to the future, here’s a straightforward look at commonly used structures offering this temporary affordability.
1. The Interest-Only Period
This structure is popular with property investors but is also available to owner-occupiers.
What It Is
For a set period—often up to five years for a home—the minimum payment covers only the interest on your loan balance. No principal (the amount originally borrowed) is paid off during this time.
The Trade-Off
Because the principal isn’t reduced, the loan balance remains unchanged throughout the interest-only period. When this ends, repayments must shift to covering both principal and interest (P&I) over the remainder of the term. The unchanged balance means P&I payments become much higher than if you’d paid down principal from the start. You also delay building equity, and total interest paid over the loan’s term will increase.
Why People Use It
Borrowers often use an interest-only period to free up cash flow temporarily—during parental leave, or while saving for a major renovation. Investors use it to maximise available funds and potentially take advantage of tax deductions on interest.
2. The Reverse Mortgage
A financial tool designed for older Australians, this is the most dramatic option for deferring repayments.
What It Is
A reverse mortgage lets homeowners aged 60+ with substantial equity borrow against their property value. No regular repayments are required while living in the home.
The Trade-Off
Interest and fees are added to the loan balance, compounding the debt over time and rapidly reducing home equity. The entire loan, including accumulated interest, is paid back only when the property is sold, you move out, or after death. Most modern reverse mortgages have a “no negative equity guarantee”—so you can’t owe more than the sale price—but this can limit the inheritance left to your estate.
Why People Use It
It enables retirees to access funds for living expenses, medical bills, or unexpected costs without needing to sell the property.
3. The 40-Year Loan Term
As the newest trend in mortgage affordability, this stretches repayment well beyond the standard 25 or 30 years.
What It Is
The loan is repaid over 40 years (480 months), instead of 30 (360 months). Spreading out principal repayments results in much smaller monthly payments.
The Trade-Off
Lower monthly repayments come at a steep price—increased total interest costs. Stretching a $600,000 mortgage from 25 to 40 years, for example, can result in paying over $150,000 more in interest. This locks in housing debt for much longer, raising concerns about managing repayments late into retirement.
Why People Use It
A 40-year term allows first-home buyers who may not meet stricter lender serviceability rules to qualify and enter the market sooner. Brokers often recommend refinancing to a shorter term once financial circumstances improve, to avoid excessive lifetime interest.
Exit Strategy
While all three options provide much-needed breathing room now, they all require a clear, well-thought-out exit strategy. Without a plan to pay down the principal later, you could find yourself paying for the short-term relief for the rest of your life. Feel free to speak to us if you want to discuss your options and see if a better strategy may be more suitable for your specific circumstances.
