Sheet 00 · Sydney's second CBD
Mortgage Broker Parramatta
We are Mortgage Broker Parramatta, and we arrange home loans across Sydney's second CBD, where the building decides as much as the borrower does. We check apartments against a 35+ lender panel before you offer, work out which schemes you qualify for, and get self-employed and visa incomes read the way an assessor reads them.
The lender pays us when a loan settles, and we disclose the commission before anything is lodged.
Home Loan Help Across Parramatta
Apartment Loans
We check the building across the panel before you offer, internal size, postcode policy and lender exposure included.
Open sheet → Sheet A-02Off-the-Plan Home Loans
We review the contract before you sign and manage the finance right through to completion day.
Open sheet → Sheet A-03First Home Buyer Loans
We work out which of the three government schemes you qualify for and find a lender that writes them.
Open sheet → Sheet A-04Visa Holder Home Loans
We match your visa to the lenders that accept it and flag FIRB and the surcharge before you commit.
Open sheet → Sheet B-01Refinance Home Loan
We benchmark your current loan against the panel and only move you if the switch clears every cost.
Open sheet → Sheet B-02Investment Property Loans
We run your borrowing power with rent counted the way lenders count it, and structure this loan for the next one too.
Open sheet → Sheet C-01Self-Employed Home Loans
We present your business income, add-backs included, to the lender that reads it best.
Open sheet → Sheet C-02Guarantor Home Loans
We set up family security guarantees with everyone informed and the guarantee sized as small as the purchase allows.
Open sheet → Sheet C-03Construction Loans
We structure progressive payments to your builder and check your new-home grant eligibility before you sign.
Open sheet →Why the Building Decides the Loan Here
Around 72.5% of Parramatta dwellings are strata, spread across 439 apartment buildings, so lenders here approve and decline buildings as much as they do borrowers. Internal size minimums, high-density postcode rules and per-building exposure caps knock out perfectly good applications every week, usually after contracts have been exchanged.
We run those checks before you offer rather than after. It is the single most valuable half hour in a Parramatta purchase, and it is the main reason to use a mortgage broker here rather than walk into a branch: one bank can only tell you what one bank thinks of the block.
The other fact worth knowing: the federal deposit guarantee cap in Sydney lands above the typical Parramatta unit and below almost every house. First buyers get real government support for apartments and very little for houses, so we plan your search around that rather than around the brochure.
Wherever you are buying across Parramatta, the building check, the scheme check and the lender shortlist all travel with you.
What You Are Actually Choosing Between
The median unit here sits around $620,000 and the median house somewhere between $1.67 million and $1.89 million, on a handful of house sales a year. That is not a gap you close by saving harder, and it is why almost every first purchase in this part of Sydney is an apartment.
Median household income across the City of Parramatta works out near $107,000 a year. Run that against the house figure and it is the deposit, not the repayment, that stops people. Run it against the unit figure and the arithmetic works, provided the building itself passes.
Why the timing catches people out
Units move quickly here, at roughly 41 days on market. That is enough time to lose a place while you wait on a bank, and not enough to start the borrowing question from scratch once you have found one.
So the useful order is backwards from how most people do it. Work out what you can borrow and which buildings your lenders will accept first, then go looking. Turning up to a Parramatta inspection already knowing both is the difference between deciding in an afternoon and guessing in one.
$620,000
median unit price, against a median house between $1.67m and $1.89m depending on the source. Thin house sales make that range wide.
CoreLogic, updated May 202663.2%
of City of Parramatta dwellings are medium or high density, against 46% across Greater Sydney. The housing stock here is genuinely different.
profile.id, ABS 2021 CensusWho We End Up Working With
Four situations account for most of the work we take on as a mortgage broker, and none of them is the salaried couple with two years of payslips that lender policy is written around.
Buying a unit, unsure about the building
The most common one in Parramatta, and the one where a bank branch is least useful. Your file is fine; the question is whether the lender likes the block, and only a panel answers that.
On a temporary visa
Western Sydney has a large migrant population, with India and China the two most common places of birth locally. Your subclass sets the deposit, the surcharge and whether FIRB is involved, and lenders read subclasses very differently from each other.
Working for yourself
Contractors, sole traders and small company directors, whose accountant has spent the year legitimately reducing the figure the bank then reads as their whole income. Add-backs and lender choice decide these.
Buying to rent it out
Only about 27.6% of homes in Parramatta are owner-occupied, so investors are a large share of the market. Units gross around 5.75% against roughly 2.28% on houses, which changes the sums more than the street does.
What We Do as Your Mortgage Broker
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Tell us what you're doing
Buying, building or refinancing. A 15-minute call covers your income, your deposit and what you are aiming at. Have payslips or tax returns somewhere findable; nothing else is needed yet.
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Where you actually stand
Borrowing power, scheme eligibility, and where you have a specific Parramatta address, the building run across the panel with a property report attached.
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Approve with the right lender
We lodge where policy fits your file, manage the valuation and chase the approval, keeping you posted without you chasing anyone.
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Settle, then stay reviewed
We handle settlement day and diarise a loan review, because the right loan at settlement is not automatically the right loan in three years.
The Panel, and Why It Decides More Than Your File
Thirty-five lenders sounds like a shopping list. In practice it is closer to thirty-five different opinions about the same set of facts. Two of them can read an identical household and arrive at borrowing figures that are nowhere near each other.
The differences are not about who is nice to deal with. One lender counts overtime in full and another takes half of it. One accepts a two-year-old ABN, another wants three years of returns. One will lend on a studio under the size threshold and most will not. None of that is published anywhere you can read it, which is the whole argument for having someone whose job is to know it.
Exposure caps, the rule nobody warns you about
Lenders limit how much of any one building they will hold. Once a lender reaches its ceiling in a development it can decline the next application from that block regardless of how strong the borrower is, and the letter will not say that is what happened. In a market this dense it is one of the most common surprises in an apartment purchase, and it is invisible from the outside.
We check the ceiling before you offer rather than after the valuation comes back. If the building is full at your first choice of lender, that is a fact worth having on a Tuesday, not on the day finance is due.
35+
lenders on the panel, from the major banks through to the non-banks that write the files a branch cannot.
Current panel, reviewed quarterlyUnpublished
Most major banks keep a high-density postcode list and never release it. Which lender does what with a given block is panel knowledge, not something you can look up.
Lender credit policy, currentWhat Has Changed, and What It Does to You
Three rule changes inside eighteen months have moved what you can borrow in Parramatta more than any rate move did. If you were told a number a year ago, it is worth having it worked out again.
The buffer stayed at three points
Lenders must assess you at three percentage points above the rate you would actually pay, and APRA held that at three points in its June 2026 review. It is why a household meeting its repayments comfortably can still fail the test to move the loan.
A cap on high debt-to-income lending
From February 2026 banks may write no more than twenty per cent of new lending at a debt-to-income ratio of six or above. It counts every loan you hold, so it reaches second and third purchases rather than first ones.
The federal deposit scheme opened up
From October 2025 the income tests and the annual limit on places were removed, so it stopped being a lottery you had to qualify for twice. If you were knocked back on income or missed out on a place in an earlier round, the answer today is probably different.
Underneath all three, the ground keeps shifting for other reasons. Light rail opened at the end of 2024 and Stage 2a is under way, Sydney Metro West is targeting 2032, and the Westmead health precinct and the universities keep pulling people in. Lenders notice supply; valuers notice demand; the two do not always agree about the same block.
Who You Actually Deal With
One person, start to finish
The person who answers the phone is the person who writes your application and chases the lender when it stalls. Nothing is handed to a processing team once the interesting part is over, and you never have to explain your situation twice.
We tell you when the answer is no
If the numbers do not work yet, you get told that on the first call, along with what would have to change and roughly how long that takes. Six months of saving with a target beats six months of guessing, and we would rather you came back later than went ahead on a file that was always going to fail.
Our incentive is the boring one
Part of what the lender pays us is an ongoing trail, and it only keeps arriving while you keep the loan. That makes a loan you are still happy with in three years worth considerably more to us than one that merely settles, which is the right way round.
We are on your side of the table
We owe you a best interests duty under the law. A bank employee owes you no such thing and can only offer you one product range. That difference is worth understanding before you take anyone's advice, including ours.
Mortgage Broker Questions
What does it cost me to use a mortgage broker Parramatta?
It costs you nothing, at any stage. We are paid a commission by the lender when your loan settles, and we disclose what that is before anything is lodged. The building checks, the scheme assessments and the loan comparisons are all covered by it.
What do you need from me to get started?
Less than people expect for a first conversation with a mortgage broker: what you are buying, building or refinancing, what you earn and what you have saved. It is a short call and it is enough to work out your borrowing position and which lenders suit the file. Nothing is lodged until you have seen the plan and agreed to it.
Can you help if my bank already said no?
Usually, yes. Most declines in Parramatta are policy declines rather than verdicts on you: the building was too dense, the income was read badly, the visa was not accepted. A different lender with different policy regularly approves the identical file, and finding that lender is the job.
Should I buy a unit or a house?
Locally, the schemes make this a maths question: the federal 5% deposit guarantee caps at $1,500,000 in Sydney and stamp-duty relief phases out by $1,000,000, which covers most Parramatta units and very few houses. We put both cash positions side by side so you decide with the numbers, not a hunch.
How current is your lender information?
Lender policy moves constantly, whether that is apartment size minimums, visa appetite or exposure caps, and tracking it is most of what we do. Every figure on this site carries its source and date, and we re-verify the ones that matter for your file at the time you apply.
Find Us in Parramatta
- Business
- Mortgage Broker Parramatta
- Location
- Parramatta NSW 2150
- Phone
- (02) 7813 2050
- info@mortgagebrokerparramatta.au
- Hours
- Monday to Friday, 9am to 5pm
Start With the Groundwork
Tell us where you are up to and we work out your borrowing position, the schemes you qualify for and the lenders that fit. If you have already found the place, give us the address and we check the building instead. Doing that groundwork first is what you use a mortgage broker for, and in Parramatta it decides more than it does most places.