How to increase your borrowing capacity
Your bank quoted a number. The same income, debts, and deposit can produce a 20–30% different borrowing capacity at a different lender. Stryve models your borrowing power across 40+ lenders before a single formal application is lodged.
We compare your rates with 50+ lenders
Why your borrowing capacity is lower than you expected
You ran the numbers on your income and expenses. The bank's figure still came in lower. The reason is a regulatory constraint called the serviceability buffer.
APRA requires lenders to test your repayments at a minimum of 3 percentage points above the loan product rate. If the actual rate is 6%, the lender tests whether you can repay at 9%. That single rule compresses borrowing capacity by tens of thousands of dollars compared to what you would calculate from real repayments. The buffer is mandatory across every authorised deposit-taking institution. How each lender applies it is where the room moves.
The buffer is fixed. The way each lender applies it is not. That gap is what a broker works.
01
APRA serviceability buffer
APRA's APG 223 guidance on residential mortgage lending sets a minimum 3-percentage-point buffer above the actual loan rate. The buffer is non-negotiable, applied by every ADI in Australia. It is the largest single factor compressing your assessed borrowing capacity below what your real repayments would be.
02
Household Expenditure Measure (HEM)
Lenders assess your living expenses against the HEM benchmark. If your declared expenses exceed HEM, every dollar above it reduces capacity dollar-for-dollar. If your declared expenses fall below HEM, the lender uses HEM anyway. You cannot improve borrowing capacity by declaring unrealistically low expenses.
03
Per-lender serviceability calculator differences
Same APRA rule, different internal calculator. Lenders apply different income shading, different expense benchmarks, and different treatment of overtime, bonuses, and rental income. Two lenders applying the same regulation can produce a 20-30% capacity gap for the same applicant. Knowing which lender's policy fits your income mix is the lever.
04
Declared living expenses on bank statements
Subscriptions, regular transfers to savings, and discretionary spending in the three months before applying all show up. Bank statements tell the story lenders read. Reviewing and trimming declared expenses before lodging is the single biggest self-serve change you can make in days, not months.
Changes that move the number fastest
Some levers move borrowing capacity in days. Others take months. These are the changes with the largest dollar impact, ranked by how quickly you can act on them.
Reduce open credit limits
Cards + BNPL
Lenders assess your full credit card limit, not your balance. A $20,000 card you never use costs roughly $80,000 to $100,000 in capacity. Afterpay, Zip, and Humm are assessed as ongoing liabilities even with zero owing. Close every BNPL account you do not actively need and call your bank to cut card limits before lodging.
Understand how HECS-HELP is assessed
HECS-HELP
Your HECS-HELP debt is assessed as a recurring liability based on the compulsory repayment threshold, not the total balance. Depending on your income, this can reduce capacity by $20,000 to $40,000. If you can pay the balance below the repayment threshold before applying, the liability drops off the assessment entirely.
Pay off or restructure personal and car loans
Term debt
A $500 per month car loan repayment can reduce capacity by $50,000 or more, depending on the lender's calculator. Paying off the loan before applying removes the liability completely. If paying it off is not possible, refinancing to a lower monthly repayment still helps.
Review declared living expenses
Bank statements
If your declared expenses exceed the HEM benchmark, every dollar above it reduces capacity dollar for dollar. Review subscriptions, regular transfers to savings accounts that look like expenses, and discretionary spending in the three months before applying. Bank statements tell the story lenders read.
Lender variation
Why two lenders give you different borrowing capacity for the same income
The 20–30% gap between the most generous and most conservative lender for the same applicant is driven by real differences in how each lender shades income. Three areas where the gap shows up most often:
Rental income shading (70–80% of gross is standard)
InvestorsMost lenders only count 70-80% of gross rental income for serviceability. A property generating $30,000 per year contributes $21,000 to $24,000 to your assessed income. The exact percentage varies by lender. A few shade less aggressively, and for a portfolio with multiple investment properties that difference compounds fast.
Overtime, bonuses, and recent pay rises
PAYGSome lenders accept the new salary from your first payslip at the higher rate. Others require a full year. Overtime and commission income is treated differently again: some lenders want 12 months of history, others 24. A borrower with a recent promotion or strong bonus year can see a six-figure capacity difference depending on which policy applies.
Commission and irregular income windows
VariableCommission income, dividend income, and irregular payments each have their own assessment windows that vary by lender. Matching your income mix to the lender whose policy is most favourable for those specific income streams is what a broker does before any formal application is lodged.
Our commission comes from the lender once your loan settles, not from you. We will show you exactly how we are paid before any recommendation. Book a no-obligation strategy call — we model your range across multiple lenders before any formal application.
Self-employed: how your income is presented matters
Most lenders require two years of tax returns and assess income as the lower of the two years or a two-year average. That is the standard path. Where the gains happen is in how each lender treats add-backs, retained company profit, and recent income changes — and which lenders accept a shorter trading history.
Add-backs lift assessable income
Tax adjustments
Depreciation, one-off expenses, and non-cash deductions can be added back to your assessable income by certain lenders. If your tax return shows $120,000 in net profit but includes $30,000 in depreciation, some lenders will assess your income at $150,000. Others will not. The difference in capacity is significant.
Company profit recognition
Retained earnings
Many business owners pay themselves a modest salary and retain profit in the company. Some lenders will assess company profit as personal income if you own a controlling share. Others refuse. This single policy difference can increase borrowing power by six figures for the right applicant.
Shorter trading history accepted
One-year option
Two years of tax returns is the standard, but some lenders offer one-year assessment for borrowers with a strong recent trading year. If your most recent year is materially better than the prior year, knowing which lender will weight it correctly matters more than the headline rate.
Company-structure borrowing usually hurts capacity
Counterintuitive
Borrowing through a company structure usually hurts capacity rather than helping it. Lender policies are more restrictive, not less. Business owners who assumed a company loan would be easier are often surprised. Stryve specialises in self-employed applicants and flags the structure question early.
Advanced strategies for portfolio investors
The levers above apply to most borrowers. The strategies below are for portfolio builders: investors with multiple properties, trust structures, or co-borrowers who want to push borrowing capacity beyond what a single major bank would offer.
These are not first-purchase tactics. They require coordination between your broker, accountant, and sometimes your solicitor. For the right borrower, they open doors that stay shut at a single bank.
Capacity beyond a single bank's number is a coordination problem, not a calculator problem.
01
Tenants in common with unequal splits
A tenants-in-common arrangement allows co-borrowers to hold unequal ownership shares. This can be used strategically to allocate a greater share of rental income to the higher-income borrower, improving their individual serviceability. It also helps manage land tax thresholds across jurisdictions. The structure needs to be set up correctly from the start.
02
Discretionary trust income distribution
A discretionary trust can distribute income across multiple beneficiaries, potentially improving individual serviceability for the borrower who needs capacity. Trust lending is more restrictive than personal lending. Not every lender will do it, and those that do often apply tighter LVR limits and higher rates. Borrowers considering this path should start with our family trust home loans guide.
03
The 'unlimited borrowing capacity' concept
You may have seen this phrase online. It overstates the reality, but the underlying strategy is legitimate. By combining trust structures, strategic lender selection, careful income distribution, and portfolio-level serviceability modelling, investors can push borrowing capacity well beyond a single major bank's number. Not unlimited — but materially higher than most borrowers assume.
04
Ownership structure comparison
Borrowing in your own name, through a trust, or through a company each produces different capacity outcomes. Personal borrowing is the simplest and most widely supported. Trust borrowing offers income distribution flexibility but restricts lender choice. Company borrowing is the most restrictive of all. The right structure depends on portfolio size, income sources, and long-term goals.
Map your borrowing capacity strategy
We model your capacity across 40+ lenders, compare ownership structures, and give you a clear plan before any formal application goes in. Free, no-obligation, no pressure.
Map your borrowing strategyHow a Stryve broker finds your real borrowing capacity
Three steps from a single bank's number to a market-wide strategy. No formal application is lodged until you agree to the plan, so no unnecessary credit enquiries and no hidden fees.
Financial review and strategy conversation
Not a form. A conversation that covers your income structure, existing debts, ownership goals, and timeline. Self-employed income, trust structures, and complex portfolios are expected. We ask the questions your bank did not.
Multi-lender serviceability modelling
We model your capacity across multiple lenders' calculators, comparing outcomes under different structures: sole applicant, joint, tenants in common, or trust. You see the range of what you can borrow, not a single number from a single lender.
Strategy presentation and lender recommendation
You receive a clear recommendation: which lender, which structure, and which capacity levers to pull before applying. Only then does a formal application go to the lender most likely to approve at the highest borrowing capacity.
Keep planning the
lending side
What our customers
say about us
“Nate and Dylan were extremely helpful in helping us secure our new home. They were easy to contact from day one, and answered any questions we had. We felt reassured at all times and are very grateful for their patience with us. I have recommended Stryve to 3 friends now who have all been successful in achieving their goals of purchasing their homes. We are so happy with the service and will definitely keep on recommending Stryve to our family and friends.”
Whitney Tran
Homeowner
“I never had a problem with Dylan. From the start of our journey on mortgage til the very end and even with refinancing, he/they were very helpful, transparent, honest and really keen to help their clients! Highly recommended.”
Cristianne Del Valle
Homeowner
“On behalf of my husband and I, we would like to truly thank Dylan Bertovic for all his assistance in helping us with our new loan - approved in time before our settlement. Dylan worked above and beyond expected. He took the time to explain every step and process with us. Any questions we had, Dylan would go out of his way to ensure they were answered. He made the process stress free and ensured we got the best possible deal. We highly recommend Dylan to all our family and friends.”
Merna Yalda
Homeowner
“Nate is great to work with, very knowledgeable, responsive and genuinely invested in helping me find the right solution. Highly recommend this firm to anyone looking for reliable, competitive and professional brokerage services.”
Julia
Homeowner
“Dylan has not only been a longtime friend, but also the trusted mortgage broker of choice for my family. He answers the phone at all hours, communicates extensively through all steps of a sometimes-complicated process and manages my risk. He has a straight to the point approach which I appreciate. Simply gets the job done, and gets it done very quickly. Thanks for everything Dylan, you're a champion broker and a good mate.”
Christian Barać
Homeowner
“Nate and Dylan were the ultimate professionals in securing a home loan to help us purchase our first home! Following the purchase of our home, they have continued to provide their exceptional service and have been able to secure two rate reductions in six months! Being self-employed wasn't an issue for me as Nate knew the process back-to-front and was able to provide sound advice throughout the application process.”
Justin Tomas
Homeowner
“It was an absolute brilliant experience with Stryve. Our first purchase was with Dylan he was always clear re: the next steps, quick to respond, never tired of questions and went over and above with communication. We went back and used him again for our next investment and the experience was just as wonderful as the first. Stryve also reviews our loans every 6 months to make sure we are getting the best rates on offer. We couldn't ask for more!”
Amber Motii
Homeowner
Frequently asked questions about borrowing capacity
Your bank gave you a number. Let us find a better one.
A Stryve broker models your borrowing capacity across 40+ lenders and shows you the range. Free, no obligation, no pressure.