Six in ten Roselands homes are separate houses, and more are owned with a mortgage than across New South Wales as a whole.
Most lenders average commission and bonuses over the last two years, and some count a smaller share or need a longer history. Payslips, the year-to-date figure, last year’s tax return and an employer letter describing the arrangement decide how much is counted.
Roselands is mostly detached homes, 60.8% of everything built here. A house on its own title is the simplest security a lender takes, and the land carries most of the value.
Separate housesTownhouses and semisApartments
apartments NSW 21.7%
separate houses NSW 65.6%
terraces and semis NSW 11.7%
rented NSW 32.6%
with a mortgage NSW 32.5%
private dwellings
Source: ABS Census 2021, Suburbs and Localities (SAL13423).
Home equity calculator
For upgraders and investors, how much of your home could work as a deposit.
That usable equity could work as a deposit on an investment property or renovation, structured so your properties aren’t tied together unnecessarily.
Usable equity assumes lending to 80% of your home’s value against your current loan. Lender policy and serviceability decide the real figure.
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Lenders usually count your base salary in full, but treat commission and bonuses as variable. Many want to see a history, often the last one or two years, and then average it or use the lower of recent years.
Some count only a portion, and a few count it in full with a strong track record.
The evidence usually includes payslips, year-to-date figures, and your recent income statements or tax returns, sometimes with an employer letter confirming how commission or bonuses are paid. With the same figures, different lenders can arrive at noticeably different borrowing power. Commission and bonus income in detail
Charles Touma, Mortgage Broker.
Roselands lies about sixteen kilometres south-west of the city by its official measure, in the City of Canterbury-Bankstown, and shares postcode 2196 with Punchbowl, of which it was originally part.
It lies in the Cooks River watershed on low rolling hills of clay soil, and is one of the larger Sydney suburbs without its own railway station.
The suburb takes its name from the plant nursery that once occupied the land, later a golf course of the same name. Roselands Shopping Centre was built on that site and opened in October 1965 as the third fully enclosed shopping centre in Australia, with the country’s first food court.
John Fenwick’s Belmore House, built on land he bought around 1880, was demolished to make way for it. Roselands became a suburb in its own right in 1987.
When a Roselands buyer is paid partly in commission, Links compares a panel that includes Macquarie, Westpac, ING, Resimac and ANZ.
Example scenario (illustrative, not a real client): a Roselands buyer in sales earns a base salary plus quarterly commission, which has risen over the past two years.
Before applying, they gather payslips, their last two income statements and an employer letter describing the commission structure, and apply with a lender that averages the two years rather than using the lower one.
Some lenders average commission over the last two years. Others use the lower of the two, or the most recent year if it is lower.
If your commission has risen, an average can work in your favour, and if it has fallen, lenders will usually use the lower figure.
Knowing which method a lender uses before you apply avoids a surprise. Commission and bonus income.
An annual bonus is usually counted only if it has been paid regularly, often for two years, and the employer confirms it is expected to continue. A one-off bonus is generally not counted as ongoing income.
An employer letter describing how bonuses are set and paid can help. Employer letter template.
If you are new to a commission role, lenders may count only your base salary until a history builds up. Some accept a shorter period if you have done similar work before and your year-to-date figures are strong.
Applying on the base now, or waiting until the commission can be counted, are both options. Work out your year-to-date income.
Three kinds of variable pay, and how lenders tend to see them.
The paperwork that lets variable pay count.
Usually, once there is a history, often one or two years. Lenders commonly average it or use the lower year, and some count only a portion.
Most lenders will use the lower figure, or average in a way that reflects it. A strong current year shown in year-to-date figures can help with some lenders.
It can, when it has been paid regularly and is expected to continue. A one-off bonus is usually not treated as ongoing income.
Often on your base salary, with the commission counted later once a history builds up. Some lenders accept a shorter history if you have done similar work before.
Not always. Payslips and ATO income statements are often enough, but some lenders ask for tax returns when a large part of your income is variable.
It can work well. The scheme looks at your eligibility and the price cap, while the lender decides how much of your commission to count, so a steady commission history helps you reach a better home within the cap.
Bring your Roselands plans to a free 30-minute call: your borrowing range, the lenders that fit the property and your next step.
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General information only, not credit or financial advice. Lender policies and government scheme criteria differ and change over time. All lending is subject to individual assessment and approval.
