Can foreigners buy property in Australia in 2026? Can non-residents get a mortgage? This guide explains Australia’s latest foreign buyer rules, restrictions on established homes, new dwellings, off-the-plan apartments, house and land packages, mortgages, foreign buyer taxes, and property prices in Sydney, Melbourne, Brisbane, Perth, Adelaide, Canberra, Hobart and Darwin.
2026 Australia Property Buying Guide｜Can Foreigners Buy Property? Mortgages, Home Prices, Houses, Apartments & Best Cities
If you are thinking about buying a house, townhouse, apartment or investment property in Australia, the first thing to check is not the price.
It is your residency status.
Australia allows foreign investment in residential property, but the rules for foreign buyers are very different from those for Australian citizens and permanent residents.
This became especially important after Australia tightened restrictions on foreign purchases of established homes.
Under the current Australian Government rules, foreign investors are generally prohibited from purchasing established dwellings from April 1, 2025 through June 30, 2029, except in limited circumstances.
The policy is designed to direct foreign investment toward housing that increases Australia’s residential supply, including new dwellings, certain near-new properties and residential development.
For overseas buyers, that means the most useful search terms in 2026 are often:
New Dwelling
Off-the-Plan Apartment
New Townhouse
New House
House & Land Package
Vacant Residential Land
rather than ordinary established homes.
Can Foreigners Buy Property in Australia?
Yes.
However, what you can buy depends heavily on your legal status.
| Status | General Residential Foreign Investment Requirement |
|---|---|
| Australian Citizen | Usually not subject to foreign buyer approval |
| Australian Permanent Resident | Usually not subject to foreign buyer approval |
| Eligible New Zealand Citizen | May qualify for an exemption |
| Temporary Resident | Often subject to foreign investment rules |
| Overseas Non-Resident | Generally subject to foreign investment rules |
| Foreign Company | Generally subject to foreign investment rules |
Australian citizens living overseas and holders of Australian permanent residency visas are generally exempt from the residential foreign investment approval requirements that apply to foreign persons.
This is why nationality alone does not determine whether someone is treated as a foreign buyer.
Your citizenship, visa, permanent residency status and ownership structure can all matter.
Foreign Buyers Generally Cannot Buy Established Homes in 2026
This is one of the most important rules to understand before searching Australian property websites.
From April 1, 2025 through June 30, 2029, foreign investors are generally prohibited from purchasing established dwellings in Australia.
An established dwelling broadly means an existing residential property that has already been occupied.
For example:
A 10-year-old apartment in Sydney
An existing detached house in Melbourne
A previously occupied townhouse in Brisbane
An established suburban home in Perth
For an ordinary overseas foreign buyer, these properties generally cannot be purchased in the same way an Australian citizen or permanent resident can buy them.
Limited exemptions may apply in certain situations, so buyers should obtain legal advice before assuming a particular property qualifies.
This is also why older online articles saying temporary residents can simply buy one established home for personal residence may no longer reflect the rules that apply in 2026.
What Can Foreign Buyers Purchase?
Australia’s foreign investment policy generally favors investment that adds to the country’s housing supply.
The following property types are therefore among the most relevant for overseas buyers.
1. New Dwellings
New dwellings are one of the main categories foreign buyers should research.
These may include:
New Apartments
New Townhouses
New Houses
New Villas
A property that looks new does not automatically meet the legal definition of a new dwelling.
Before signing a contract, buyers should have an Australian solicitor or conveyancer confirm that the property satisfies the applicable foreign investment requirements.
2. Off-the-Plan Property
Off-the-plan property is very common in Australia.
It means signing a contract to purchase a property before construction has been completed.
Common off-the-plan property types include:
Apartments
Townhouses
Units
For overseas buyers, new apartment projects in Sydney, Melbourne and Brisbane are often among the easiest residential products to find.
Some developers may hold a New or Near-New Dwelling Exemption Certificate.
Where a project and purchaser meet the relevant conditions, the developer may be able to sell eligible dwellings to foreign buyers without each buyer making the ordinary individual residential investment application.
Always verify whether the specific project is actually covered.
3. Vacant Residential Land
Foreign buyers may also be able to purchase vacant residential land.
However, approval usually comes with development conditions.
Current Australian Government guidance generally requires residential construction to be completed within four years.
Foreign buyers should therefore not assume they can purchase residential land and leave it undeveloped indefinitely.
4. House & Land Packages
If your idea of an Australian home is a detached house with a garage, yard and private land, a House & Land Package may be worth researching.
A House & Land Package normally combines:
Residential land
A contract to build a new house
These developments are common in the outer suburbs of Melbourne, Perth, Brisbane and Adelaide.
They can appeal to buyers who want:
More living space
A private garage
A backyard
Family-friendly housing
Lower-density suburban living
Foreign buyers still need to make sure the land purchase and construction arrangements comply with Australia’s foreign investment rules.
What Does “Villa” Mean in Australia?
Property terminology in Australia can be confusing for international buyers.
A large detached luxury home is not necessarily called a villa.
House / Detached House
This is the property category most similar to what many international buyers imagine when they think of a freestanding suburban home.
A detached house will often have its own:
Land
Garage
Front yard
Backyard
If you want an independent family home, search primarily for:
House
Detached House
Townhouse
A townhouse is generally a lower-density attached or semi-attached residential property.
Townhouses often provide more space than apartments but require less land and maintenance than a large detached house.
They can be attractive for buyers who want a balance between:
Space
Location
Maintenance
Budget
Villa
In Australian real estate, a villa does not automatically mean a luxury estate.
A villa may be a single-level or low-rise home within a small strata or community development.
Always review the title and strata arrangements rather than relying on the word “villa.”
Apartment / Unit
Apartments are especially common in central Sydney, Melbourne and Brisbane.
When buying an apartment, remember that ownership costs may include:
Strata Fees
Owners Corporation Fees
Building Management Costs
Capital Works Fund Contributions
Special Levies
Terminology differs by state.
Can Foreigners Get a Mortgage in Australia?
Potentially, yes.
However, being legally allowed to purchase a property does not automatically mean an Australian bank will give you a mortgage.
Lenders may consider:
Residency status
Visa type
Country of residence
Source of income
Income currency
Employment history
Existing debt
Credit profile
Deposit size
Property type
Property location
Owner-occupied or investment use
Loan-to-Value Ratio, or LVR
Lending policies vary considerably between banks.
Some major Australian lenders do not offer normal residential loans to non-Australian residents.
This means these are two separate questions:
Can you legally buy the property?
Can you obtain financing for the property?
You need a clear answer to both.
Can You Use Overseas Income for an Australian Mortgage?
Sometimes.
However, overseas income usually receives more scrutiny than income earned in Australia.
A lender may review:
Foreign salary
Employment contracts
Income currency
Exchange-rate risk
Tax returns
Bank statements
Existing mortgages
Credit card limits
Other liabilities
Some banks may not accept non-resident borrowers at all, while other lenders may accept certain visa holders, expatriates or overseas income.
A mortgage broker experienced with non-resident, expat or foreign-income applications may help identify lenders whose policies match your circumstances.
A safer buying sequence is:
Confirm your residency status
Confirm what property you are legally allowed to purchase
Calculate your borrowing capacity
Confirm foreign investment requirements
Then start making serious offers
How to Buy Property in Australia
Step 1｜Confirm Your Residency Status
Determine whether you are:
Australian Citizen
Australian Permanent Resident
Eligible New Zealand Citizen
Temporary Resident
Foreign Non-Resident
Do not assume the rules are based only on your passport nationality.
Step 2｜Check Your Borrowing Capacity
If you plan to use financing, speak with:
A Bank
A Mortgage Broker
A Lender
before committing to a property.
Ask for an assessment of your borrowing capacity and whether your overseas income or visa type is acceptable.
Step 3｜Choose Your City and Property Type
Major markets include:
Sydney
Melbourne
Brisbane
Perth
Adelaide
Canberra
Hobart
Darwin
Then decide whether you prefer:
House
Apartment
Townhouse
Villa
House & Land Package
Off-the-Plan Property
Vacant Land
Step 4｜Confirm Foreign Investment Requirements
Foreign buyers generally need to determine whether an Australian residential property investment application is required before purchasing.
Residential foreign investment administration is handled by the Australian Taxation Office.
Do not rely only on a real estate agent telling you that foreign buyers are allowed.
Step 5｜Hire a Solicitor or Conveyancer
A solicitor or conveyancer is an important part of the Australian property-buying process.
They can help review:
Contract of Sale
Property Title
Easements
Covenants
Strata Records
Owners Corporation Documents
Planning Restrictions
Foreign Buyer Conditions
Settlement Requirements
For international buyers, professional legal review is particularly important.
Step 6｜Arrange Property Due Diligence
For houses, buyers may consider:
Building Inspection
Pest Inspection
For apartments and units, review:
Strata Report
Owners Corporation Records
Building Defects
Insurance
Maintenance Funds
Special Levies
Buying a newly built apartment does not remove the need for due diligence.
Step 7｜Complete Settlement and Registration
After finance, legal documents and settlement funds are ready, the purchase moves to settlement.
Foreign owners may also have notification or registration obligations under the Register of Foreign Ownership of Australian Assets.
Where Should You Buy Property in Australia?
There is no single best Australian city for every buyer.
The right market depends on why you are purchasing.
Sydney｜For Buyers With Larger Budgets
Sydney remains one of Australia’s largest and most internationally recognized property markets.
It may appeal to buyers who value:
A major international city
Corporate employment
Harbour lifestyle
Large employment markets
Long-term owner occupation
For a foreign buyer, some of the most relevant products to research are:
New Apartments
Off-the-Plan Apartments
New Townhouses
The main disadvantage is the high entry price.
If living in Sydney is not essential, comparing other Australian capitals can significantly expand your options.
Melbourne｜One of the Best Markets to Research First
Melbourne is one of the first cities I would research if you are new to Australian property.
Not because prices are guaranteed to rise, but because the city offers a very broad range of housing.
You can find:
CBD Apartments
Inner-City Apartments
Townhouses
Suburban Houses
House & Land Packages
New Residential Developments
Melbourne also has a significant price difference between apartments and detached houses, giving buyers more choices at different budgets.
Overseas buyers may want to research:
Melbourne CBD
Southbank
Docklands
Inner Melbourne
Outer suburban House & Land developments
The best suburb will still depend on work, schools, transport and personal lifestyle.
Brisbane｜For Buyers Who Like the Queensland Lifestyle
Brisbane is attractive to buyers who value:
Warm weather
Outdoor living
Access to the Gold Coast
Access to the Sunshine Coast
Queensland lifestyle
However, Brisbane should no longer automatically be described as a cheap alternative to Sydney.
Prices have risen substantially.
Foreign buyers may want to research:
New Apartments
New Townhouses
House & Land Packages
If your only reason for looking at Brisbane is that you heard it is inexpensive, make sure you review current prices rather than relying on older information.
Perth｜Worth Researching for Houses and Land
Perth is particularly interesting for people who prefer:
Detached Houses
Land
Garages
Lower-density neighborhoods
Family-oriented suburban living
Many areas of Perth remain strongly house-oriented compared with apartment-heavy city centers elsewhere.
Foreign buyers looking for houses may want to research:
New Houses
House & Land Packages
New Townhouses
Perth prices have also risen considerably in recent years, so older descriptions of Perth as a very cheap market may no longer be accurate.
Adelaide｜For a Smaller-City Lifestyle
Adelaide may appeal to buyers looking for:
A smaller city
Slower pace of life
Family-oriented neighborhoods
Wine regions
Lower-density housing
Adelaide is no longer as inexpensive as it was several years ago.
Buyers who prefer houses can research new residential developments and House & Land Packages in the metropolitan outskirts.
Canberra｜More Suitable for Work and Owner-Occupiers
Canberra is Australia’s national capital and has a different economic profile from Sydney and Melbourne.
It may be worth researching if you have:
Government-related employment
University connections
Long-term residency plans
Family reasons for living in Canberra
If you have no work, family or lifestyle connection to Canberra, it may not need to rank ahead of Sydney, Melbourne, Brisbane or Perth.
Hobart｜For Lifestyle-Focused Buyers
Hobart may suit people who genuinely want the Tasmanian lifestyle.
It offers a smaller city and strong access to nature, but the property market is also much smaller than Sydney or Melbourne.
Before buying, research:
Employment opportunities
Rental demand
Market liquidity
Future resale demand
Darwin｜Lower Entry Prices, Smaller Market
Darwin has historically had a lower median property price than many other Australian capitals.
However, a lower purchase price does not automatically make it the best investment.
Darwin has a smaller market and can be more exposed to local employment, resources, population and economic cycles.
It is generally better suited to buyers who understand the Northern Territory market.
House or Apartment: Which Is Better in Australia?
For Families and Long-Term Owner-Occupation
Consider:
House
Townhouse
House & Land Package
These usually provide more space and can be more suitable for families.
For Inner-City Living
Consider:
Apartment
Unit
This is particularly common in central:
Sydney
Melbourne
Brisbane
For Foreign Buyers
In 2026, the first question should not simply be:
House or Apartment?
The more important question is:
New or Established?
Foreign investment rules focus heavily on whether the residential property is new, near-new, vacant land or an established dwelling.
A brand-new detached house may potentially qualify.
An established apartment may not.
This distinction is one of the most important factors for overseas buyers.
Other Costs to Consider When Buying Property in Australia
The purchase price is only one part of the total cost.
Depending on your status, state and property, you may also need to budget for:
Foreign Investment Application Fee
Transfer Duty / Stamp Duty
Foreign Buyer Surcharge
Solicitor Fees
Conveyancer Fees
Building Inspection
Pest Inspection
Strata Report
Mortgage Fees
Property Registration Fees
Council Rates
Water Charges
Strata Fees
Owners Corporation Fees
Land Tax
Insurance
Property Management Fees
Vacancy Fee
Foreign buyer taxes differ between Australian states.
You should never apply Sydney tax rates to Melbourne or Brisbane tax rules to Perth.
What Is the Vacancy Fee?
Australia does not want foreign-owned housing to remain unused for long periods.
Certain foreign-owned residential properties may be subject to an annual vacancy fee if they are not residentially occupied or genuinely available for rent for at least 183 days during the relevant vacancy year.
This is particularly important for overseas owners who intend to purchase a property and leave it empty most of the year.
What Would I Research First as a Foreign Buyer?
For an overseas foreign buyer, a practical first round of research could include:
Melbourne New Apartments
Melbourne New Townhouses
Sydney New Apartments
Perth House & Land Packages
Brisbane New Apartments
Brisbane New Townhouses
If you already hold Australian permanent residency, you generally have a much wider range of residential properties to compare, including:
New Property
Established Property
House
Townhouse
Apartment
If your goal is long-term family living:
Start with House, Townhouse and House & Land.
If your goal is inner-city living:
Start with Apartment.
If your goal is investment:
Do not ask only which city is likely to rise in price.
Also review:
Rental Yield
Vacancy Rate
Strata Fees
Land Tax
Foreign Buyer Taxes
Future Housing Supply
Population
Employment
Transport Infrastructure
Resale Liquidity
2026 Australia Property FAQ
Can Foreigners Buy Property in Australia?
Yes, but foreign persons are subject to Australia’s foreign investment rules.
Your citizenship, permanent residency, visa status and ownership structure can affect what you are allowed to buy.
Can You Buy Property in Australia Without Permanent Residency?
Potentially, yes.
However, foreign buyers generally cannot freely purchase established residential dwellings under the current rules.
New dwellings, certain near-new properties, vacant residential land and qualifying developments are more relevant categories.
Can Foreigners Buy Existing Homes in Australia?
Generally no under the current temporary prohibition.
Foreign investors are generally prohibited from buying established dwellings from April 1, 2025 through June 30, 2029, subject to limited exemptions.
Can Australian Permanent Residents Buy Existing Property?
Australian permanent residency visa holders are generally not subject to the same residential foreign investment application requirements that apply to foreign non-residents.
Can Foreigners Get a Mortgage in Australia?
Potentially.
However, lending policies vary widely between banks and lenders.
Some Australian banks do not provide standard residential lending to non-Australian residents.
A mortgage broker familiar with non-resident, expatriate or foreign-income lending can help identify potential options.
Can Foreigners Buy Land in Australia?
Foreign buyers may be able to purchase vacant residential land, but development conditions usually apply.
Current rules generally require residential construction to be completed within the specified period, commonly four years.
Is It Better to Buy a House or Apartment in Australia?
For families who want more space, a house or townhouse may be more suitable.
For buyers who prioritize central locations and lower maintenance, apartments may be more practical.
For foreign buyers, the New versus Established classification is often more important than House versus Apartment.
Which Australian City Is Best for Buying Property?
Sydney may suit buyers with larger budgets who want a major international city.
Melbourne offers a broad range of apartments, townhouses and house-and-land developments.
Brisbane suits buyers attracted to the Queensland lifestyle.
Perth is worth researching for detached houses and lower-density living.
Adelaide may appeal to buyers who prefer a smaller city.
No Australian city can guarantee future property price growth.
Your choice should depend on your purpose, employment, schools, cash flow, lifestyle and expected holding period.
Conclusion: In 2026, Check Your Status Before You Check the Property
The best order for buying property in Australia is:
Residency Status → Foreign Investment Rules → Mortgage → City → Property Type → Price.
If you do not have Australian citizenship or permanent residency, do not assume that every established home shown on an Australian real estate website is available for you to purchase.
Under the current rules, the general prohibition on foreign investors buying established dwellings runs through June 30, 2029.
For many overseas buyers, the most relevant property categories are:
New Apartments
Off-the-Plan Property
New Townhouses
New Houses
House & Land Packages
Vacant Residential Land
Sydney is suitable for buyers with larger budgets who prioritize a major international city.
Melbourne offers one of the broadest ranges of property types.
Brisbane appeals to buyers who want the Queensland lifestyle.
Perth is attractive for buyers researching houses and land.
Adelaide may suit those who prefer a smaller-city environment.
Before signing a contract or making an unconditional offer, confirm your foreign investment eligibility, mortgage options and legal position with appropriately qualified Australian professionals.
Disclaimer：
This article is for general informational purposes only and does not constitute legal, tax, immigration, financial, mortgage or investment advice. Australian foreign investment rules, ATO requirements, state taxes, lending policies, property prices and property availability can change. Before purchasing property, confirm your individual circumstances with the Australian Government, Australian Taxation Office, relevant state revenue authority, a qualified Australian solicitor or conveyancer, accountant, mortgage broker and lender.
Sources：
Australian Government – Foreign Investment in Australia
Australian Taxation Office
Revenue NSW
State Revenue Office Victoria
Queensland Revenue Office
Government of Western Australia
RevenueSA
Domain House Price Report
PropTrack Home Price Index
2026 Australia Home Prices and Foreign Buyer Costs
The following figures use June Quarter 2026 Domain House Price Report capital-city median prices as a market reference. Actual property prices vary considerably by suburb, property type, condition and individual transaction.
| City | Median House Price | Median Unit / Apartment Price |
|---|---|---|
| Sydney | A$1,733,891 | A$849,068 |
| Brisbane | A$1,212,562 | A$790,087 |
| Perth | A$1,183,108 | A$702,180 |
| Adelaide | A$1,125,070 | A$628,865 |
| Melbourne | A$1,041,205 | A$587,137 |
| Canberra | A$1,037,766 | A$523,265 |
| Hobart | A$818,557 | A$573,955 |
| Darwin | A$612,732 | A$443,300 |
More recent PropTrack July 2026 data indicated that Australian home prices declined approximately 0.3% over the month, with a national median dwelling value of around A$894,000.
The national median house price was approximately A$989,000, while the median unit price was around A$730,000.
This shows why Australia should not be treated as one single property market: Sydney, Melbourne, Brisbane, Perth and Adelaide can move very differently at the same time.
Foreign Investment Application Fee
From July 1, 2026, the foreign investment application fee for certain new or near-new dwellings and vacant residential land valued at up to A$1 million is A$15,600.
Higher-value properties are subject to higher fee tiers.
Always use the current ATO fee schedule when calculating your transaction.
NSW / Sydney Foreign Buyer Surcharge
New South Wales currently applies a Surcharge Purchaser Duty of 9% of the relevant dutiable value for applicable foreign purchasers.
This is charged in addition to ordinary transfer duty.
Victoria / Melbourne Foreign Buyer Surcharge
Victoria currently applies Foreign Purchaser Additional Duty, or FPAD, at 8% of the residential property’s relevant dutiable value.
This is charged in addition to ordinary land transfer duty.
Queensland / Brisbane Foreign Buyer Surcharge
Queensland currently applies Additional Foreign Acquirer Duty, or AFAD, at 8% for applicable foreign acquisitions.
This is charged on top of ordinary transfer duty.
Western Australia / Perth Foreign Buyer Surcharge
Western Australia currently applies Foreign Buyers Duty at an additional rate of 7% for relevant residential transactions.
South Australia / Adelaide Foreign Buyer Surcharge
South Australia currently applies a Foreign Ownership Surcharge of 7% for relevant foreign acquisitions of residential land.
Therefore, a foreign buyer’s real purchase budget should not be calculated using only the property listing price.
Depending on the transaction, the total cash requirement may include:
Property Price
Deposit
Foreign Investment Application Fee
Transfer Duty / Stamp Duty
Foreign Buyer Surcharge
Solicitor / Conveyancer Fees
Mortgage Costs
Building / Pest / Strata Due Diligence
Registration Fees
Council Rates
Strata Fees
Land Tax
Insurance
Property Management Costs
Potential Vacancy Fee
Before purchasing, calculate the total cost using your specific:
State
Residency Status
Property Type
Purchase Price
Financing Structure
