Mortgages on investment properties

An investment property mortgage is different from a mortgage for your personal home. Banks view this type of lending as higher risk – therefore they attach different terms and requirements.

Investment properties can be residential or commercial – our mortgage brokers in our Richmond office can help with both, regardless of whether the property is in Nelson, Richmond, Motueka, Tasman or further afield.

Keep in mind that investment properties can include a holiday home or bach.
Thinking about investing or mortgage on a property investment

The deposit for your investment property

With an investment property, you’ll normally require a higher deposit – at least 20% but generally in the region of 30%, sometimes more depending on the property.
You may require no deposit at all if you already own another property.
If you already own a home or another investment property, you may be able to use some of the equity in this property as a deposit on your new investment property. Equity is the difference between the value of your property and the amount you owe on it. For example if your house is worth $700,000 and you owe $300,000, then your equity is $400,000. You build up equity as you pay down your mortgage or if your property increases in value.
If you’re planning on buying your first home as an investment property and don’t intend to live in it, then you won’t be able to use your KiwiSaver savings.

Your ability to pay the mortgage

1. Personal income

The bank will still want to know about your personal income and expenses. The higher your income, the greater your ability to withstand changes - e.g. not having tenants for a period or a significant increase in interest rates.

2. Rental income

They will also factor in the potential rental income from the new property. However, be aware that the banks will always downgrade the expected rent.

Conditional approval

Getting conditional approval will give you an understanding of how much you can borrow – and therefore the value of the investment property you can purchase. Having conditional approval means you can move quickly and make an offer and therefore speed up the process for a full approval as you’ve already completed most of the bank’s requirements. 

Some additional info might be required for a full approval such as a property valuation or rental appraisal.
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Mortgage loan structures

Investment loans vary depending on your circumstances and what you’re trying to achieve. Your loan could be structured in the same way as a personal home loan, or be more complex to take advantage of tax, repayments and leverage. Having your finance structured incorrectly could adversely effect your return on investment significantly by thousands of dollars over the long term.

Owning an investment property has tax implications. Income generated from rent is taxable, which means you'll need to complete a tax return each year. Tax rules often change and can be complex, so it's essential to get regular guidance on your personal circumstances from an independent tax adviser or accountant..

Many investors take advantage of interest only mortgages to reduce outgoings. However, most banks limit interest only mortgages to 5 or 10 years. Interest rates on investment property can be different than for a home loan.

Meet our mortgage experts

Our mortgage team of Stuart Pope, Chevaun Marshall, Melanie Riley and Rebecca Gray brings years of professional experience. Stuart has 20 years of experience as a mortgage broker based in Nelson, Chevaun is a qualified accountant and Melanie has over 10 years in financial services. They also have personal and professional experience building up property investment portfolios including residential and commercial properties.
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Stuart Pope
Mortgage Adviser
mortgages@castletrust.co.nz

Stuart is a senior Mortgage Adviser with over 25 years in the lending industry. Known for his strategic loan structuring and clear communication, he supports clients from first-home buyers to investors. A member of Financial Advice NZ, Stuart is dedicated to smart, client-focused lending solutions.

More about Stuart
Stuart Pope, mortgage advisor
Stuart Pope
Mortgage Adviser

Stuart is a highly experienced mortgage adviser with over 25 years in the lending industry. He’s worked with clients ranging from first-home buyers to seasoned investors and is known for his positive approach and expert knowledge.

After running a successful mortgage brokerage, Stuart became a tutor for the NZQA Certificate in Money Management before returning to mortgage advice.

He now helps clients navigate the lending process with clarity and confidence, from initial application through to long-term planning. His focus is on building the right loan structure and achieving the best outcomes, especially in complex or multi-property scenarios.

Stuart’s deep understanding of the lending landscape means he can find smart, personalised solutions to suit a variety of financial goals.
He is a member of Financial Advice New Zealand and remains committed to staying current with industry trends and best practices.

Book with Stuart
Chevaun Marshall
Mortgage Adviser. BBus, CPA
mortgages@castletrust.co.nz

Chevaun is a Mortgage Adviser and Chartered Accountant (CPA), with a Bachelor of Business in Accounting. She combines lending expertise with financial insight to help clients, from first-home buyers to investors, make confident, well-informed decisions that support long-term financial goals.

More about Chevaun
Chevaun Marshall, mortgage advisor
Chevaun Marshall
Mortgage Adviser. BBus, CPA

Chevaun is a qualified Mortgage Adviser and Chartered Accountant (CPA) with a background in property, lending, and accounting. She holds a Bachelor of Business majoring in Accounting and previously worked for a large property investment firm in Brisbane.

Her dual expertise in finance and accounting gives her a broad perspective on how lending decisions impact overall financial strategy.
Chevaun works with a wide range of clients, from first-home buyers to experienced investors, offering clear advice, tailored loan structures, and a strong attention to detail.

She is passionate about helping clients make confident, informed decisions that align with their long-term goals.

Based in Nelson, Chevaun balances her mortgage work with running her own business and raising a busy family with two young children.

Her practical, relatable approach makes her a trusted partner for clients navigating today’s property and lending landscape.

Book with Chevaun
Melanie Riley
Mortgage Adviser
mortgages@castletrust.co.nz

Mel is a Mortgage Adviser holding her New Zealand Certificate in Financial Services and has over a decade of experience in the financial services industry. With a background in business ownership, she helps clients confidently navigate home lending –  from first homes to refinancing.

More about Melanie
Melanie Riley
Melanie Riley
Mortgage Adviser

Mel has been part of the Castle Trust team since 2014 and holds her New Zealand Level 5 Certificate in Financial Services. She began her journey with Castle Trust in a client support role, gaining hands-on experience in insurance, investments and mortgages while completing her financial adviser qualifications.

Before moving into financial services, Mel owned and operated a successful retail business in Motueka. This experience gives her a practical understanding of the financial challenges individuals and families face, particularly around home lending and budgeting.

Over the past decade, Mel has supported hundreds of Castle Trust clients through key life stages. As a mortgage broker, she brings deep technical knowledge and a strong client-first approach to every interaction.

Mel helps clients feel confident and informed as they navigate the lending process, whether they’re buying their first home, refinancing, or planning their next move.

Book with Melanie

A couple of things to think about

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Having a plan

Most successful property investors have a plan. It might start out as a home upgrade, where you keep your old home and rent it out; or you’re a determined property investor with the goal of a portfolio of 8-10 houses. Either way, you’re better off if you work out where you’re heading.
Illustration showing increasing property investment value

Leveraging

Leveraging means building up equity in one house, then using the equity to buy the next property and building up equity again. Then repeating. However, this strategy does require you to be comfortable with carrying high levels of debt.
Illustration of mortgage taxes

Bright-line test

The bright-line test is used to determine if you are required to pay tax on the profit if you buy and sell a residential investment property within a certain timeframe. Only one property is able to qualify as your main home. Any additional properties you own could be subject to the bright-line test when you sell.

“The team was so helpful when it came to structuring our loans for our new investment property. They made all the difference in securing the financing we needed. Highly recommended for property investors wanting great advice.”

MA, Full-time parent, Richmond

Should I stick with the same lender as my home loan?

Achieving the right loan structure is the most important part – that may or may not be with your existing bank. We’ll discuss this with you so you’re in the best position to make a decision about your situation.
Splitting debt across lenders can be smart – it gives you more control over the conversation with the lenders. In a booming market, when it’s easy to get loans, the bank will show you some flexibility. However, when conditions are tougher, don’t expect this same flexibility as lenders try to reduce their risk exposure.
Sometimes staying with the same bank can be advantageous as it is easier and often cheaper to leverage and the bank might be more competitive to keep you as a client. There is also a risk involved here if the bank you have everything with changes their rules.

Risks and returns from property investing

There are two types of returns: the return from renting or leasing the property and the long term increase in value (also called capital gain). Short term, there is often little or no return after expenses such as insurance, rates, mortgage repayments and maintenance. Generally people buy property to achieve capital gains over the long term.

Don’t forget to factor in your time when assessing a property investment. Looking for suitable properties, finding and managing tenants and organising maintenance.

Property is an illiquid asset – meaning it’s not easy to withdraw or sell your investment quickly. To get any money out, you may need to sell the whole property or increase the mortgage. This can be difficult and comes with additional costs. If you need to sell for whatever reason at a time when the property has decreased in value, you might be left still owing money to the bank.

If you have your home mortgage and investment property with the same bank, there is a risk that the bank could sell one or both properties if you are unable to make repayments.
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Castle Trust Team

Your better financial future starts here

Your better financial future starts with a conversation with one of our financial experts. We offer 30 minutes free consultations to help give you peace of mind that we can help you where you need it most.
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