What is a property share loan?

A loan structure where each co-owner of a property takes out their own loan — their amount, rate and repayments — secured against the same property. It separates the banking while the co-owners share the security, usually with each borrower guaranteeing the others' loans.

Can you have two separate mortgages on one property?

Two loan accounts at one lender secured by the same property is the workable version (a property share loan). Two mortgages from different lenders means a second-ranking mortgage, which the first lender must consent to and rarely does for ordinary co-ownership.

Which Australian banks offer property share loans?

Commonwealth Bank markets the best-known named product (Property Share, maximum two loan applications, mutual guarantees). Most other lenders can achieve a similar result with co-borrower loan splits structured by a broker, with policies that vary on borrower numbers and share minimums.

Australia · 6 min read · Josh Barton · 3 Jul 2026

Property Share Loans in Australia: How Co-Owners Split the Mortgage, Not Just the House

Q: Can tenants in common have separate mortgages?

Not over their individual shares — mainstream lenders require a mortgage over the whole title. What tenants in common can have is a property share structure: separate loan accounts secured against the whole property, with cross-guarantees between the borrowers.

A standard joint home loan makes every co-owner liable for the whole debt. Property share loans split the borrowing the way you split the title — here's how they work and what to ask your lender.

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This article is general information only and is not legal, financial, tax, or property advice. Consider advice from a qualified professional for your circumstances.

The problem with "just get a loan together"

Most Australian co-buyers walk into a bank, apply for one loan with two or three names on it, and consider the borrowing sorted. What they've actually signed up for is joint and several liability: each borrower is on the hook for the entire debt, not their slice of it. If your co-owner loses their job, the bank doesn't chase 40% of the repayment from them and 60% from you. It chases 100% from whoever it can find.

There's a second cost that shows up years later. When you eventually borrow on your own — for your next place — most lenders assess you as if you owe the whole joint debt, while only crediting you with your share of any rent. Plenty of co-owners discover their borrowing power has been wrecked by a property they only half own.

A property share loan is the structure built to soften both problems.

Instead of one loan with everyone's name on it, each co-owner takes out their own loan, secured against the same property. You borrow your share on your terms; your co-owner borrows theirs on theirs.

That separation buys real flexibility:

Different amounts. If the title split is 60/40 to match unequal deposits, the loans can be 60/40 too — the debt actually mirrors the ownership.
Different features. One owner can fix their rate while the other stays variable with an offset. One can pay down aggressively, the other can pay minimums. Nobody compromises on strategy.
Built-in accountability. Each owner's repayment is their own line to the bank, not a shared blob someone has to administer and chase.

The fine print that matters

The best-known version is Commonwealth Bank's Property Share product, and its mechanics are a fair guide to how these structures work anywhere:

Each co-owner gets a separate loan, but the bank allows a maximum of two loan applications against the one property — so this is a structure for two borrowing parties, not five.
Every co-owner must be on the title, and — crucially — each borrower still guarantees the other's loan. The bank isn't taking on the risk of your co-owner defaulting; you are. What you gain is separation of repayments, features and payoff strategy, not separation of ultimate liability.
It's not available for every purpose: bridging loans, vacant land and construction lending are excluded.

That guarantee point deserves a slow read. A property share loan is a big improvement in day-to-day independence, but if your co-owner truly stops paying, you're still the backstop.

Other lenders handle co-borrowers with variations on the same themes: some will simply write a joint loan and leave you to manage the split privately, some accommodate guarantee arrangements, and policies on how joint debt counts against your future borrowing differ meaningfully between banks. This is one of the places where a broker who's done co-ownership deals before earns their fee. (Our general guide to mortgages for co-owned property covers the basics of qualifying.)

Can tenants in common have separate mortgages?

Sort of — and the "sort of" matters. Tenants in common each own a defined share of the property, so it feels like you should each be able to mortgage your own slice independently. In practice, mainstream Australian lenders won't lend against a partial interest: they want a mortgage over the whole title, because half a house is nearly impossible to repossess and sell.

What you can have is the property share structure described above: separate loan accounts — your amount, your rate, your repayments — all secured against the whole property, with each borrower guaranteeing the others' loans. Separate banking, shared security. A truly independent mortgage over just your 40%, invisible to your co-owners' finances, isn't a product the major banks offer.

Two separate mortgages on one property

People asking this usually mean one of two different things:

Two loan accounts at the same lender, one security. That's a property share loan — the standard, workable version, subject to the cross-guarantees already described.
Two mortgages from two different lenders on the same title. This means a second-ranking mortgage, and the first lender has to consent, which for ordinary owner-occupier co-ownership they rarely do. Second mortgages exist mainly in short-term business and investment lending, at higher rates. For co-buyers, it's not a practical route.

So if you and a co-owner want genuinely separate banking, the realistic version is one lender, two (or more) loan splits, everyone on title, everyone guaranteeing. (The non-Australian version of this question works through why lenders draw the line where they do, and what US co-buyers do instead.)

The market shifts, but the shape as of mid-2026:

Commonwealth Bank has the best-known named product, Property Share — separate loans and repayments, maximum two loan applications against the property, mutual guarantees, and exclusions for bridging, vacant land and construction.
The other majors and most regionals don't market an equivalent product, but many will write co-borrower loans with splits, or separate loans with cross-guarantees, when a broker structures the application that way. Policies differ on how many borrowers they'll accept and how the debt counts against each person's future borrowing.
Expect share minimums. Lenders generally want each borrowing party to hold a meaningful stake — commonly cited around 20–30% — rather than a token few percent, and they'll assess every borrower's capacity to backstop the whole debt.

Treat lender names and policy details as a starting point for the conversation, not gospel — this is precisely the part that changes between the writing and the reading, and precisely where a co-ownership-literate broker earns their fee.

Questions to ask before you sign

Take this list to the broker or the bank:

Can each owner have a separate loan against the property, and how many separate applications will you allow?
If not, how will you assess my liability for this joint loan when I apply for my next one — all of it, or my share?
Do the loans cross-guarantee each other, and what exactly happens if one owner misses payments?
Can the loan amounts differ, to match an unequal title split?
Can we hold different products — one fixed, one variable, separate offsets?
What happens to the structure if one owner wants to sell their share or be bought out?

That last one is worth asking early. Refinancing a departing co-owner out is where loan structure and exit plans collide, and finding out the answer at exit time is the expensive way to learn it.

Match the loan to the agreement, not the other way around

The loan structure should be the financial mirror of your co-ownership agreement: same shares, same expectations about who pays what, same exit mechanics. Decide the ownership terms first, together, and then shop for the lending that fits them. Co-buyers who do it in the other order end up with an agreement contorted around whatever the bank found convenient.

Once the loans exist, the remaining work is the unglamorous part: each owner making their payments, the shared costs splitting correctly, and a record everyone trusts. Laddered handles that layer — tracking each owner's contributions against the split you agreed and keeping one ledger for the life of the property, so the tidy structure you set up at settlement still makes sense in year eight.

None of this replaces personal advice. Lending policy shifts, your tax position matters, and a structure that suits two siblings buying an investment unit can be wrong for three friends buying a home. Talk to a broker about the loan and a solicitor about the agreement — and make sure each knows what the other is setting up.