How to Pick the Right First Home: A Nurse Home Loan Guide

Buying your first home is a big milestone, and it can feel even more challenging when you work as a nurse. Shift work, long hours and changing rosters all influence the type of property that will actually support your lifestyle. At the same time, the Australian housing market continues to shift, so affordability, borrowing capacity and long-term planning remain important.

This is why choosing the right property type matters. It affects your comfort, sleep, commute, ongoing costs and maintenance needs. It can also influence how lenders view your application. We see this often when helping nurses compare their options and understand how different properties fit their financial situation.

In this guide, Swish Mortgages breaks down how to assess property types from a nursing perspective. You’ll see how apartments, townhouses, duplexes and houses differ, and what each one may mean for your work, routine and borrowing power. 

Understanding What Nurses Really Need in Their First Home

Before comparing property types, it helps to understand how your nursing career might shape the features you need. A typical weekday for you is likely very different from someone working a standard 9 to 5 job. The right home should support your work, not add to the stress.

How shift work affects the type of property that suits you

If you work night shifts or rotating rosters, sleep quality is essential. Properties that are noisy, poorly insulated or located in high-traffic areas might affect how well you recover between shifts.

Your ideal home might be one that:

• stays quiet during the day
• gives you control over lighting and temperature
• is in a building with good sound insulation
• reduces exposure to external noise from neighbours, traffic or nearby businesses

Apartments, for example, may offer consistent acoustics, but certain buildings could have noise issues. Freestanding homes may provide more privacy, but that depends on the neighbourhood.

From our experience, many nurses tell us that sleep quality is one of their biggest priorities. Even a small improvement in noise control can make a real difference to your well-being.

Safety, location and late-night access considerations

Finishing a shift at 11 pm or starting at 5 am means safety and access matter more than most people realise. Well-lit streets, secure entry, safe parking and reliable transport options can make a big difference when you’re travelling at unusual hours.

Apartments often provide good security features and covered parking, while standalone houses vary depending on the area. Townhouses and duplexes usually fall somewhere in the middle. 

When we assist nurses with their first home purchase, safety is often one of the first concerns they raise, especially if they regularly work night shifts or long double shifts.

The impact of hospital proximity on long-term lifestyle

A long commute after a 12-hour shift is exhausting. Many nurses tell us they prefer living within 10 to 20 minutes of their hospital if possible. This helps reduce fatigue, fuel costs and long travel times if you’re called in at short notice.

Buying near a major hospital may be more expensive, especially in metro areas. Sometimes the right property type is the one that fits your budget in a convenient suburb.

Balancing affordability with convenience

The reality is that nursing wages, while stable, have slower income growth than some other industries. According to ABS earnings data, hospital employment remains consistent year to year, which helps with loan assessments, but property prices in major cities continue to rise.

This means many nurses need to:

• compare multiple suburbs
• understand how property type affects borrowing capacity
• consider the long-term maintenance costs of each property type
• weigh up lifestyle needs against affordability

Choosing the right property type can help you stay within your budget without compromising your lifestyle.

Comparing Popular Property Types for Nurses

Once you’re clear on your lifestyle needs, the next step is to compare the property types available. Each option has benefits and limitations, especially when you factor in sleep, safety, maintenance and lender policies.

Apartments

Apartments are a popular choice for nurses, especially in metro areas close to major hospitals. They are often more affordable, require less upkeep and usually offer stronger security features than many standalone homes.

Noise is one of the biggest considerations for shift workers. Sleep quality can differ between buildings, and some apartments may allow more noise from:

• hallways
• neighbours
• traffic
• nearby construction

When inspecting, pay attention to how sound travels through the building. Higher floors or corner units may be quieter, depending on the design and age of the complex.

Strata management is another factor. Apartments usually include:

• cleaning of common areas
• landscaping
• shared building maintenance

This can help if you work long or irregular hours. Strata fees vary widely, and some lenders may factor higher fees into your monthly commitments when assessing borrowing capacity.

Flexibility is also a common advantage. If you change hospitals or relocate, apartments in central or in-demand areas often attract stronger rental interest, giving you more options if your plans change in the future.

Townhouses

Townhouses can be a good middle option for nurses who want more space than an apartment without the full upkeep of a standalone house.

They usually offer:

• more internal room
• a small outdoor area
• separate living spaces
• no neighbours above or below

These features can make it easier to set up quiet zones for sleep or study around your shift patterns.

Townhouses are often located in quieter residential streets, which may support better daytime rest. You will still share at least one wall, so some neighbour noise is possible, and the level of sound depends on the building’s construction.

Duplexes and Villas

Duplexes and villas sit between townhouses and standalone houses, offering a bit more space and privacy without the full maintenance load of a detached home.

Many nurses appreciate the improved privacy because these properties usually have:

• fewer shared walls
• larger internal layouts
• layouts that make it easier to create quiet bedrooms for daytime sleep

They can be more expensive than townhouses due to the larger land component. From a lending perspective, most lenders assess duplexes in a similar way to standalone houses. Your borrowing capacity still depends on your income, expenses, debts and the lender’s specific policy at the time.

Detached Houses

Detached houses provide the greatest space and privacy and may offer strong long-term potential, but they also require more ongoing upkeep and responsibilities.

Maintenance is the main consideration. You may need to manage:

• gardening and lawn care
• external repairs
• fencing
• roof and gutter maintenance

For nurses working long or irregular hours, keeping up with these tasks can be challenging unless you outsource some of the work.

Detached homes can offer stronger long-term growth because of the land component, although this depends on the suburb, local demand and broader market conditions.

New Builds vs Established Properties

New builds offer modern design and features, while established homes may provide better value and more predictable maintenance needs.

New properties usually come with builder warranties, although some buyers experience defects that need follow-up later. Managing repairs can be time-consuming, which may be difficult if you work long or irregular shifts.

Buying off the plan also requires careful planning. You may need to consider:

• the risk of a different bank valuation at settlement
• the timing of loan approval
• how the deposit structure works
• your eligibility for any government schemes

These factors can affect both your cash flow and borrowing position, so reviewing them carefully before committing is important.

How Location Influences the Right Property Type for Nurses

The property type you choose is only one part of the decision. The location of that property has just as much influence on your daily routine, affecting your commute, safety, comfort and how well the home fits around your shift-work lifestyle.

Transport access for early-morning or late-night shifts

Transport access becomes especially important when you start or finish shifts outside normal hours. Reliable public transport, convenient main roads, secure parking and well-lit routes all help make early or late commutes safer and less stressful. A location that supports smooth travel can make a noticeable difference when you are tired after a long shift.

Suburbs with strong health workforce communities

Suburbs near major hospitals often have a strong community of healthcare workers. These areas tend to be stable, well-connected and supported by amenities that suit shift-work routines. Living in a neighbourhood that understands the rhythm of hospital life can make day-to-day responsibilities easier and help you feel more settled long term.

Balancing commute times with affordability

If your preferred suburb is out of reach, expanding your search by even a few kilometres may give you more affordable options without adding too much extra travel time. Many nurses find a slightly longer commute worthwhile if it means choosing a property that better fits their budget or lifestyle.

Safety, street lighting and local facilities

Safety plays a major role when you frequently finish late or leave home before sunrise. Well-lit streets, active neighbourhoods, safe pathways and access to facilities such as medical centres, supermarkets and gyms all support a smoother routine. Choosing a suburb that feels comfortable at all hours can make your day-to-day life more manageable around your shifts.

Understanding Strata, Maintenance and Ongoing Costs

Different property types come with different ongoing costs, and understanding these early can help you plan ahead and avoid unexpected expenses.

Comparing strata fees across property types

Strata fees vary depending on what the building offers. Buildings with features such as lifts, security systems, pools, gyms or significant planned repairs usually have higher fees. Older buildings may also require more maintenance, which can affect the strata budget. Some lenders take strata fees into account when assessing your overall financial commitments because they form part of your ongoing living costs.

What nurses should look for in strata reports

A strata report provides insight into how the building is managed. It may highlight upcoming repair work, previous disputes between owners, any history of defects and the overall financial position of the strata. Reviewing this information helps you understand whether the building is well-maintained and whether future costs are likely.

Maintenance commitments for houses and larger blocks

Freestanding homes generally require more hands-on maintenance. Gardening, external repairs, fence upkeep and general outdoor work can take time and money. If your roster changes week to week, keeping up with these tasks may be challenging unless you outsource some of the work.

Long-term cost planning for healthcare workers

Planning ahead is important when you work irregular hours. Using a simple budgeting tool or setting up a detailed cost plan can help you understand the full expenses of owning different types of properties and manage your cash flow more confidently over time.

Future-Proofing Your First Home as a Nurse

Your first home should support your needs today and continue to work for you as your career and lifestyle change. Planning early can help you select a property that continues to work well as your circumstances evolve.

Planning for possible hospital transfers or rotations

Nurses often move hospitals or shift locations as new opportunities arise. If you expect this might happen, choosing a property with strong rental appeal can give you more flexibility. Apartments in central or high-demand areas tend to attract consistent tenant interest, which may help if you need to relocate or take on a temporary rotation.

Space for study, further training or a second job

Many nurses continue studying while working, take on additional roles or contribute to community health programs. A property with a quiet space for study or administrative work can make these commitments easier to manage around your shifts. Even a small dedicated area can improve focus and reduce distractions, especially after long hours on the ward.

Resale and rental flexibility if circumstances change

Some property types appeal to a broader market, which may help if you decide to sell or rent out the property later. Stronger demand can offer more flexibility during life changes, whether you are upgrading, relocating or adjusting your lifestyle needs.

Considering family planning or shared living

If you are planning to expand your family or share the home with another nurse or partner, a layout with flexible living areas can be helpful. Extra bedrooms, separate living zones or adaptable spaces may make the home more comfortable as your household grows or your routines change.

Future-proofing is about choosing a property that can adapt with you, making it easier to navigate career moves, study commitments and personal changes without feeling pressured to upgrade too quickly.

Lending Considerations That May Influence Your Choice

Lender policies can influence which property type suits your situation, so understanding how your income is assessed can help you make a more informed decision before you buy.

How lenders assess permanent, part-time or casual nursing income

Nursing income can vary depending on your role and roster, and lenders review it differently. Your employment type, the consistency of your earnings, your recent payslip history and any contract terms all play a part in the assessment. Some lenders may accept part-time or casual income if you can show a steady pattern of shifts and regular earnings, although the requirements differ from lender to lender.

Impact of shift loadings or overtime on borrowing capacity

Shift loadings and overtime can contribute to your borrowing capacity, but only if they appear regularly on your payslips and can be verified over time. Lenders vary in how much of this income they include, and these policies may change without notice, so it helps to understand how your current roster patterns might be viewed.

Lenders that may waive LMI for essential workers

A small number of lenders may offer LMI waivers for nurses as part of their essential worker policies. These options depend on each lender’s criteria, availability on the broker’s panel and your overall profile. They can also change over time, so eligibility is assessed on a case-by-case basis.

Deposit requirements and possible government schemes

Government programs like the First Home Guarantee may help eligible nurses buy with a smaller deposit. Each scheme has specific rules, including income caps, price caps and limited annual places managed by Housing Australia. Eligibility is determined at the time of application and depends on meeting all current scheme requirements.

Understanding these lending factors early can help you choose a property type that fits both your lifestyle and your borrowing position.

Bringing It All Together: Choosing the Property That Fits Your Nursing Career

Choosing the right property type comes down to finding a balance between lifestyle, finances and long-term plans. The home you choose should support your shift-work routine, feel comfortable and safe, and fit within your broader goals, whether you plan to stay in one hospital or move as new opportunities arise.

If you’re comparing different property types and trying to understand how they fit your situation, it helps to have clear guidance. As a mortgage broker for nurses, Swish Mortgages takes the time to understand your income structure, roster patterns and preferred locations. We explain how lenders may view your application, outline the differences between various property types and help you prepare for pre-approval when you’re ready.

Finding the right home should feel manageable, not overwhelming. If you’d like to see what options may be available for your situation, our brokers can help you compare policies and guide you through the next steps.