How does an Islamic mortgage work? What is a Sharia mortgage?

Islamic mortgages in Australia operate in accordance with Sharia law, prohibiting interest and emphasising ethical investments and risk-sharing between lender and borrower. Common types include Murabaha (cost-plus financing), Ijara (leasing), and Musharaka (partnership), each structured to comply with Islamic principles. While offering benefits like ethical financing and predictable payments, these mortgages may involve higher costs and more complexity, necessitating thorough understanding and professional advice.

The principles of Islamic finance, which prohibit the charging of interest (riba) and emphasise ethical investments and risk-sharing, have created a demand for Sharia-compliant financial products among Muslims worldwide. In Australia, an increasing number of financial institutions are offering Islamic mortgages, catering to the needs of the Muslim community seeking to buy property in accordance with their religious beliefs. This article explores how Islamic mortgages work in Australia, detailing the principles behind them, the types available, and the process of obtaining one.

Principles of Islamic Finance

Islamic finance is governed by several key principles rooted in Sharia law:

Prohibition of Interest (Riba)

Riba, or interest, is strictly forbidden in Islam. This prohibition is based on the belief that money should not be used to generate more money without any real economic activity or risk. Instead, profit should be earned through trade and investment in productive ventures.


Islamic finance promotes the concept of risk-sharing between the lender and the borrower. This means that both parties share in the profits and losses of the investment, aligning their interests and ensuring a more equitable financial relationship.

Ethical Investments

Investments under Islamic finance must be ethical and socially responsible. This excludes financing for businesses involved in activities deemed harmful or unethical, such as alcohol, gambling, and tobacco.

Types of Islamic Mortgages

Several types of Islamic mortgages are available in Australia, each structured to comply with Sharia law:

Murabaha (Cost-Plus Financing)

Murabaha is a cost-plus-profit financing arrangement. Here’s how it works:

  1. Purchase: The bank purchases the property on behalf of the borrower.
  2. Sale: The bank sells the property to the borrower at an agreed-upon profit margin.
  3. Repayment: The borrower pays for the property in instalments over a specified period.

The key feature of Murabaha is that the profit margin is fixed, providing a predictable payment structure for the borrower.

Ijara (Leasing)

Ijara is a leasing arrangement where the bank buys the property and leases it to the borrower. The process involves:

  1. Purchase: The bank buys the property.
  2. Lease: The borrower leases the property from the bank, making regular lease payments.
  3. Ownership Transfer: At the end of the lease term, ownership of the property is transferred to the borrower.

This arrangement ensures that the bank retains ownership of the property during the lease period, reducing risk.

Musharaka (Partnership)

Musharaka is a partnership agreement between the bank and the borrower. The key steps are:

  1. Joint Ownership: The bank and the borrower jointly purchase the property.
  2. Equity Buyout: The borrower gradually buys out the bank’s share over time.
  3. Full Ownership: Once the bank’s share is fully purchased, the borrower becomes the sole owner.

This model emphasises shared risk and profit, aligning with Islamic finance principles.

Islamic Mortgage Providers in Australia

Several financial institutions in Australia offer Sharia-compliant home loans, including:

  • MCCA Islamic Finance: Provides a range of Sharia-compliant financial products, including Murabaha and Ijara home loans. Visit the website here.
  • Islamic Bank Australia (IBA): A dedicated Islamic bank adhering to Islamic principles. However, at the time of writing it is not yet operational. Check here to see if it is up and running now, or join the waiting list.

Eligibility and Application Process

Eligibility Criteria

To qualify for an Islamic mortgage in Australia, borrowers typically need to meet the following criteria:

  • Residency Status: Permanent residents or citizens of Australia.
  • Income: Stable and sufficient income to meet repayment obligations.
  • Credit History: Good credit history and financial standing.

Documentation Required

The documentation required for an Islamic mortgage application includes:

  • Identification (passport, driver’s license)
  • Proof of income (pay slips, tax returns)
  • Bank statements
  • Details of existing debts and financial obligations

Application Steps

The application process involves several steps:

  1. Initial Inquiry: Contacting the lender to discuss eligibility and loan options.
  2. Documentation Submission: Providing the necessary documents for assessment.
  3. Approval Process: The lender reviews the application and assesses the borrower’s financial situation.
  4. Agreement Signing: Once approved, the borrower and lender sign the agreement.
  5. Property Purchase: The bank purchases the property on behalf of the borrower (Murabaha) or leases it (Ijara).
  6. Repayment: The borrower makes regular payments as per the agreed terms.

Advantages of Islamic Mortgages

Compliance with Sharia Law

The primary advantage of Islamic mortgages is that they comply with Sharia law, allowing Muslim borrowers to finance their homes without violating their religious beliefs.

Ethical Financing

Islamic mortgages ensure that the investment is ethical and socially responsible, avoiding industries and activities considered harmful or unethical.

Predictable Payment Structure

Islamic mortgage agreements, particularly Murabaha, offer a predictable payment structure with fixed profit margins, helping borrowers manage their finances more effectively.

Challenges and Considerations

Higher Costs

Islamic mortgages can sometimes be more expensive than conventional loans due to the additional complexities and risk-sharing mechanisms involved.

Limited Availability

There are fewer providers of Islamic mortgages compared to conventional loans, limiting the options available to borrowers.


Understanding the terms and conditions of Islamic mortgages can be more complex than conventional loans, requiring borrowers to seek additional advice and clarification.

Frequently Asked Questions

What is the difference between Islamic and conventional mortgages?

Islamic mortgages do not charge interest and involve risk-sharing between the lender and borrower, whereas conventional mortgages charge interest on the borrowed amount.

Can non-Muslims use Islamic mortgages?

Yes, non-Muslims can use Islamic mortgages if they prefer the ethical and risk-sharing principles of Islamic finance.

Are Islamic mortgages more expensive?

Islamic mortgages can be more expensive due to the additional complexities and risk-sharing mechanisms, but they offer benefits like ethical financing and compliance with Sharia law.


Islamic mortgages provide a viable option for Muslims in Australia seeking to purchase property in accordance with their religious beliefs. By understanding the principles of Islamic finance, the types of mortgages available, and the application process, borrowers can make informed decisions. While there are challenges and higher costs involved, the benefits of ethical and Sharia-compliant financing make Islamic mortgages an attractive option for many. Consulting with financial advisors and comparing products from different providers can help borrowers find the best solution for their needs.

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