If you're in Australia on a temporary visa, the rules for buying property changed significantly in 2025. Here's where things stand in late 2026 and what's still possible.
This is general information. Foreign investment rules are complex and change, so check the latest on the Foreign Investment Review Board (FIRB) and ATO websites, and get legal advice.
The established dwelling ban
From 1 April 2025 to 31 March 2027, foreign persons, including most temporary residents, are banned from buying established dwellings in Australia, with limited exceptions.
Before the ban, temporary residents could usually buy one established home to live in with FIRB approval. That's not available during the ban period.
What you can still buy
New dwellings, such as off-the-plan apartments and newly built homes, are generally still available with FIRB approval.
Vacant land to build on, with FIRB approval and conditions to build within a set time.
FIRB approval and fees
You'll need FIRB approval before you sign an unconditional contract, or the contract should be conditional on approval. Application fees are significant and depend on the purchase price.
State surcharges
Foreign buyers pay extra state taxes. In NSW, surcharge purchaser duty applies on top of standard transfer duty (9% of the price), and there's an annual surcharge land tax. Other states have their own surcharges.
Who counts as a foreign person?
Generally, people who aren't Australian citizens and aren't ordinarily resident in Australia. Permanent residents and New Zealand citizens on special category visas are usually not foreign persons for these rules.
If you're married to an Australian citizen or permanent resident and buying as joint tenants, different rules may apply. Get advice.
Lender policies
Many lenders lend to temporary visa holders, often with:
- Lower maximum LVRs (often 70% to 80%)
- Minimum visa periods remaining
- Requirements for Australian income
- Higher deposits if income is foreign
Some lenders only lend to specific visa types, like skilled employer-sponsored visas.
First home buyer schemes
The 5% Deposit Scheme and Help to Buy require Australian citizenship or permanent residency (Help to Buy requires citizenship). Temporary visa holders aren't eligible.
If you're about to get permanent residency
If PR is close, it may be worth waiting. As a permanent resident you're generally not a foreign person, so the ban, FIRB fees and surcharges don't apply, and you may qualify for the 5% Deposit Scheme. See home loans for new permanent residents.
Frequently asked questions
Can I buy an established home with my Australian partner?
There may be exemptions for spouses buying as joint tenants. Get legal advice.
Will the ban be extended?
The government will review it before 31 March 2027.
Can I refinance a home I already own?
Yes. The ban applies to buying, not refinancing.
On a temporary visa and want to know your options? Call Finfident on 0424 545 654. We work with lenders that understand visa holders.
This article is general information only and doesn't take into account your objectives, financial situation or needs. Figures, rates and scheme rules are current as at October 2026 and can change. Finfident Finance Brokers (ABN 94 679 280 801) is Credit Representative 569374 of Outsource Financial Pty Ltd (ACN 131 090 705), Australian Credit Licence 384324.