Broker guide
Bank of Sydney Home Loan Policy for Brokers 2026
Considering Bank of Sydney for a client? Check its current borrower, income, property and refinance evidence before choosing the application route.
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A Bank of Sydney home loan can be submitted through its broker channel after accreditation, with the evidence matched to the selected residential product. Start with the borrower’s income and property details, then resolve any policy exception before lodging the file.
Select the Current Residential Product
Choose between Bank of Sydney’s basic home loans and its Expect More range according to the client’s loan purpose and required features. Its broker home loan range separates owner-occupied and investment products. Expect More includes an offset account and fixed-rate options, while BOS Basic includes redraw and extra repayments.
Broker access has its own approval process. Bank of Sydney’s accreditation instructions require aggregator sign-off and the bank’s acceptance with a broker identification number. A client’s ability to enquire at a branch does not establish your accreditation.
Use the bank’s broker application page for the submission route. Record the chosen product, occupancy and repayment arrangement in your notes. For a refinance, distinguish a new external loan from a change to an existing Bank of Sydney facility.
Document the Accepted Income
Match each income source to Bank of Sydney’s evidence requirements before using it in the servicing calculation. The bank’s home loan application checklist sets out the document combinations.
- For pay as you go (PAYG) income, the checklist starts with two recent computerised payslips showing at least three months of year-to-date income. It also sets out alternative evidence combinations.
- Self-employed applicants need two years of full tax returns and related financials. Include personal notices of assessment and the business tax portal information.
- For rental income, supply a lease, rental receipts or an agent’s letter. Commission and bonus evidence covers two years.
- Casual and contract employment need evidence of employment history. The checklist requests two years of tax returns where the current arrangement has lasted less than 12 months.
Separate income shown in documents from income accepted for servicing. A payslip can establish that a payment exists without establishing that the lender will count all of it. Explain any difference between current pay and the annual figure entered in the calculator.
List existing commitments separately from the debts the refinance will repay. Record balances and limits, then identify each proposed payout and whether the facility will close. Reconcile those instructions with the amount borrowed so a debt is not omitted while it remains payable.
Check the Security and Funds
Assess the property against Bank of Sydney’s security category and location rules before applying a loan-to-value ratio (LVR). LVR compares the loan with the property value the bank accepts.
The bank’s residential lending niches describe metropolitan high-density units with living space above 50 square metres as acceptable at 80% LVR. The same sheet gives different limits for larger residential acreage. A standard house limit cannot settle either property type.
For a hypothetical $600,000 accepted value and a $480,000 loan, LVR is 80%. If the accepted value falls to $570,000, the same loan is about 84.2%. Recalculate the client’s required contribution when a valuation changes.
Prepare a funds calculation that includes purchase costs or refinance payouts. Show the client’s available contribution and its source, with any amount already paid accounted for. Where a family gift contributes to a purchase, the bank’s checklist requests a gift letter.
Resolve an Exception Before Submission
Send Bank of Sydney the facts that decide an unresolved policy question and ask for a response on that specific scenario. Its broker resources include a scenario template, the lending guide and its serviceability calculator. The bank also advertises access to its credit team for discussions before submission.
For example, a borrower moving between contract roles needs a question about employment continuity and acceptable income evidence. Supply the work history and contract terms with the proposed loan. Ask which conditions must be met before the income can support that application.
Retain the lender’s response beside the scenario sent, including any conditions and the person who answered. Record the reasoning in your preliminary assessment. If the income or security changes before submission, refer the changed facts back to the lender before relying on the earlier response.
