Digital Hustlers
Updated September 2026
If you have only one year of tax returns, you can still get a home loan. A small number of lenders will assess a full-doc application on one year of financials, and low-doc lenders will assess on BAS, business bank statements and an accountant’s declaration instead of returns at all. The cost is usually a lower maximum loan-to-value ratio and a higher interest rate, which is why most creators use low-doc as a bridge and refinance to a full-doc loan once the second year is lodged.
- Two years of returns unlocks the most lenders and the best pricing; it is the goal, not the only way in
- One-year full-doc lenders exist and usually want an older ABN and a stable industry story
- Low-doc lenders assess on BAS, bank statements and an accountant’s declaration instead of returns
- Low-doc usually means a lower maximum loan-to-value ratio and a higher rate
- Buy on low-doc, build the history, then refinance to full-doc; that is the standard creator path
In this guide
The three tiers of self-employed lending
Think of self-employed lending as three tiers, each with a different evidence standard.
| Tier | Evidence | Who offers it | Typical trade-off |
|---|---|---|---|
| Two-year full-doc | Two years of returns, notices of assessment, financials | Nearly all lenders | Sharpest rates, highest loan-to-value ratios |
| One-year full-doc | One year of returns and financials, older ABN | A subset of banks and non-banks | Slightly tighter policy, often still standard pricing |
| Low-doc or alt-doc | BAS, bank statements, accountant’s declaration | Specialist and non-bank lenders | Lower maximum loan-to-value ratio, higher rate, sometimes a risk fee |
A creator who started earning seriously eighteen months ago sits in the second or third tier. The question is not whether a loan is possible; it is which tier gets you the property you want at a cost you can live with until you can move up.
One-year full-doc lenders
Some lenders will assess on the most recent financial year alone. The usual conditions are that the ABN has been registered for longer than the single year of financials, that the income is consistent with the industry and your experience, and sometimes that the year in question is complete and lodged rather than a set of interim accounts.
The advantage is real. You are assessed as a full-doc borrower, which typically means standard pricing and a normal loan-to-value ratio. The limitation is that fewer lenders offer it, so if the one-year lenders decline for another reason, such as the property type or your deposit, you fall back to low-doc.
Financial years end on 30 June. If your first full year of strong income ends this June, lodging that return promptly in July or August puts a one-year full-doc application on the table months earlier than waiting for the usual lodgement deadline. Your accountant can prioritise the lodgement; ask National Accounts to do exactly that.
How low-doc lending works
Low-doc, sometimes called alt-doc, replaces tax returns with other evidence of income. A typical low-doc pack is twelve months of BAS as lodged, six months of business bank statements showing the platform payouts, an accountant’s declaration confirming income and affordability, and a signed income declaration from you. The documents checklist sets out the full list.
The lender then calculates income from the BAS turnover using a margin assumption for the industry, or from the bank statement deposits, and cross-checks one against the other. If your BAS says one thing and your bank statements say another, expect the lower figure to be used or the application to be declined.
Low-doc pricing is higher because the lender is taking more risk on the income. Loan-to-value ratios are also lower, commonly capped somewhere between 60 and 80 percent depending on the lender, which means a larger deposit. Some lenders charge a risk fee instead of lenders mortgage insurance. All of that is the price of borrowing earlier than a full-doc timeline would allow.
Low-doc lenders rely on lodged BAS. Inflating turnover on a BAS to support a loan is fraud against both the lender and the ATO, and the ATO’s data matching on platform income has improved considerably. Lodge accurate BAS and let the true figures do the work.
Talk to a lender who understands creator income
National Accounts Lending works with creators every week. Tell us how you earn and we will tell you which lenders will say yes before you apply.
The bridge strategy
The most common creator path looks like this.
- Register the ABN and, if over the threshold, GST, on day one of earning seriously.
- Lodge BAS accurately and on time every quarter.
- Once twelve months of BAS exist, apply on a low-doc basis with a larger deposit and accept the higher rate.
- Lodge the second year’s return as soon as the financial year closes.
- Refinance to a full-doc lender once two years of returns exist, usually at a lower rate and with the option to release equity.
The refinancing as a creator article covers step five in detail, including how lenders treat a low-doc loan that has been paid on time for a year.
The strategy works because property is bought on the evidence you have, not the evidence you will have. Waiting two years for full-doc status in a rising market can cost more than the low-doc rate premium does, though that is a judgment about the market that nobody can make for you.
When low-doc is the wrong answer
Low-doc is not a way around a weak income position. If your BAS shows turnover that would not service the loan under a full-doc assessment, a low-doc lender will reach the same conclusion by a different route. It also does not fix an ATO debt, a bad credit file, or a deposit that is not genuine savings; those problems follow you through every tier.
It is also worth checking whether you actually need it. Some creators assume they cannot qualify for full-doc because their income is irregular, when in fact they have two lodged returns and simply have not had an accountant prepare financials. That is a full-doc file waiting to be assembled, and it is cheaper.
Common questions
Can I get a home loan with one year of tax returns?
Yes, with lenders that assess on one year of financials, usually where the ABN has been registered for longer and the income is consistent with your experience. Otherwise a low-doc lender can assess on BAS and bank statements.
What is a low doc home loan?
A loan where the lender assesses your income from BAS, business bank statements and an accountant’s declaration instead of full tax returns. It suits self-employed borrowers with a short history, usually at a lower maximum loan-to-value ratio and a higher rate.
How much deposit do I need for a low doc loan?
More than a full-doc loan. Many low-doc lenders cap the loan-to-value ratio between 60 and 80 percent, which means a deposit of at least 20 to 40 percent of the price depending on the lender and the property.
Can I refinance a low doc loan to a normal loan later?
Yes. Once you have two years of lodged returns and a clean repayment history, most full-doc lenders will refinance the loan on standard terms. That is the usual plan from the start.
Do low doc lenders accept OnlyFans income?
Some do. They assess the business on BAS and bank statements, and a broker will place the file with lenders that do not have an exclusion for adult content businesses.
This article is general information only and does not take into account your objectives, financial situation or needs. It is not credit advice or tax advice. Consider whether the information is right for you before acting on it. Lending criteria, fees and charges apply. National Accounts Lending Pty Ltd, ABN 82 694 226 483, Corporate Credit Representative Number 577557, authorised under Connective Credit Services Pty Ltd, ABN 51 143 651 496, Australian Credit Licence 389328. Level 2, 70 Hindmarsh Square, Adelaide SA 5000.