Our Guide on Renting or Buying a Home in Australia

Jump right in:

• Renting a house or an apartment
• How much is rent in Australia?
• Renting in Australia as a foreigner
• Short-term rentals
• Rental process and rules
• Rights & responsibilities of the owner, the landlord, and you
• Buying property as a foreigner
• How to buy a new home in Australia
• Types of property
• Australian house prices
• Utilities
• Internet and mobile phones

Renting a house or an apartment

If you’re wondering how to rent in Australia, the first thing you’ll have to become familiar with is Australia’s 100-point check. This is a personal identification system adopted by the Australian Government and utilized by many landlords before renting out a place to tenants.

Different pieces of ID that an individual can produce (such as a driver’s license, passport, previous tenancy agreement, utility account, etc.) are worth a certain number of points. Essentially, you need to satisfy a minimum of 100 points for a rental application to be considered.

Here is a checklist provided by the Australian Federal Police that explains the point value of each identification document.

How much is rent in Australia?

Rent in Australia varies significantly across cities and neighborhoods. For newcomers, understanding these differences is crucial for budgeting and choosing the right location.

Here’s an overview of approximate, average monthly rents for a one-bedroom apartment in the city center (as of 2025) — though note that listings often show weekly prices:

Renting in Australia as a foreigner

Renting as an expat is definitely possible — it just might take a bit more paperwork and preparation. For example, landlords often ask for references from previous landlords, but if yours are all overseas, they might not call them. Don’t worry though, there are ways to work around this. Keep reading to learn more about renting as a foreigner.

Short-term rentals

Temporary rentals are certainly recommended when you first arrive in Australia and are looking for something more permanent. Expats have a variety of options from hotels to shared homes and other short-term accommodations. Usually, you won’t need as many documents for short-term rentals, so the booking process is much simpler. Prices vary a lot depending on location, contract length, and whether the place is furnished. They’re generally higher, too.

Rental process and rules

Step 1 — Learn the local terms

It helps to get familiar with the housing terms used in Australia. For example, apartments are usually called “flats,” and a “house” refers to a larger, standalone home with outdoor space. A one-room apartment is called a “studio flat” or just “studio,” and a “unit” is often used for bigger apartments that are part of a block of flats.

Step 2 — Choose your location

Once you arrive, take some time to explore different neighborhoods. Rental prices can vary a lot from one area to another, so it’s worth checking out several options before you decide.

Step 3 — Start your search

You can search for rentals online, in newspapers, or through real estate agents. Just keep in mind that real estate agents in Australia aren’t always very hands-on when helping with rentals.

If you want more support, it’s a good idea to hire a relocation or destination service provider to help with your home search.

Step 4 — Set up a viewing

When you find some places you like, you’ll need to contact the agent to arrange a viewing. In Australia, most rentals are managed by real estate agencies. If the agent doesn’t pick up the phone, don’t hesitate to leave a message and also send an email — you might need to follow up since the rental market can be competitive.

It’s important to know that agents typically won’t rent out a property unless you’ve seen it in person. Open-house viewings are common, where several people can view the place at the same time. It’s smart to bring all your documents with you so you can apply right away if you’re interested.

Step 5 — Submit your rental application

Here’s what you may need to provide with your application:

• proof of identity (must satisfy the 100-point ID check)
• proof of income or bank statements from the last three months
• references (if you don’t have previous landlords, an employer reference may work)
• employment details
• prior rental agreements (if you have them)
• a holding deposit (this will be refunded if your application isn’t successful)

Step 6 — Rental contract and bond

In Australia, there’s no fixed rule about how much rent you need to pay upfront, but you’ll need to pay a security deposit called a bond. This is usually the equivalent of four to six weeks’ rent.

The bond protects the landlord in case of damage or unpaid bills. Before you move in, make sure to inspect the property carefully and note any damage.

An unfurnished apartment might come with basic appliances like a fridge, washing machine, or dryer, but often not much else. Check that everything works properly.

For furnished rentals, an inventory list should be provided. If anything is missing when you move out, the cost could be taken from your bond.

The good thing is, in Australia, the bond is held by an independent, government-backed authority.

Most long-term rental contracts in Australia are for six to twelve months. Before signing, read your lease carefully. Both you and the landlord need to sign the agreement and keep a copy.

The tenancy agreement must include:

• agent’s name, address, phone number, and registration number (if applicable)
• landlord’s name, address, and phone number (if no agent is involved)
• names of all tenants on the lease
• address of the rental property
• rent amount and how/when to pay it
• bond amount
• lease period
• who pays for water supply and usage
• list of included appliances
• any special terms (for example, a pet clause)
• date and signatures of all parties

Other terms can be added as long as they don’t break the rules of the Residential Tenancies Act 1995.

Rights & responsibilities of the owner, the landlord, and you

The owner is responsible for property taxes and unit service charges, while you as the tenant are in charge of utility bills payment unless stated otherwise in the contract. Maintenance costs may be included in the rent if you choose a place with a pool or garden. Throughout a tenant’s stay, they’re responsible for the general maintenance of the home.

The landlord is responsible for keeping the place habitable and ensuring that essential services, such as water and sewerage are in working order. If necessary repairs are not carried out by the landlord in a timely fashion, you can arrange to have repairs done yourself and send them the bill afterward. However, do not deduct it from your rent.

If you wish to terminate a contract early, you’re still responsible for rent until the end of the lease period. However, in some cases, you may be allowed to find someone to take over the remaining period and repay your bond (check with your agent/landlord about this).

You cannot be evicted from your place with an eviction order. You can only be evicted if you’re in breach of contract (e.g., damaging the property, failure to pay rent). A landlord cannot evict you by removing your belongings from the place, changing the locks, or cutting off services.

Buying property as a foreigner

If you’re wondering how to buy a house as a non-resident in Australia, be aware that you cannot purchase an established residential dwelling in the country either directly or indirectly. The one exception: if you purchase it as your principal place of residence and sell it as soon as you leave the country.

An established dwelling refers to residential properties that are already built and have been previously occupied. Penalties will apply for breaking this rule.

There is no direct Australia Citizenship by Investment program, meaning you cannot buy a house in the country to automatically get citizenship or permanent residency.

Getting permission to purchase a home will also depend on the type of visa you hold. Therefore, being a visa holder is the first step to owning a home in Australia as an expat.

How to buy a new home in Australia

Foreign non-resident or temporary residents in Australia are allowed to buy new dwellings (i.e., not previously occupied), vacant land residential property for development, or an established dwelling that is their principal place of residence.

Here’s a step-by-step guide:

Step 1 — Get a Tax File Number (TFN)

This is required if you want to buy Australian real estate and meet with your Australian tax obligations. Learn more about applying for your TFN in our Working in Australia article.

Step 2 — Hire professionals to help you

You may require the services of a conveyancer who takes care of the legal work for you, a mortgage broker with experience working with non-residents, an accountant to help you understand your Australian tax obligations and double taxation laws after you become a property owner in the country, and finally a buyer’s agent, if required.

Step 3 — Get a pre-approval on your loan

This helps you understand your borrowing capacity before searching for properties.

The maximum loan amount depends on your visa type:

• 80% of the property value — most temporary visa holders can apply if they’re allowed to work in Australia for at least 12 months
• 90% of the property value — for visa holders with high income, stable jobs, and long-term visas
• 95% of the property value — applies to spouses of Australian citizens or permanent residents, and to New Zealand citizens living in Australia

It’s best to apply for a mortgage while you are in Australia in person, as overseas applications can be difficult. Using a broker familiar with expats can help.

You’ll need:

• copies of your ID (passport, etc.)
• proof of legal residence in Australia
• documents proving your creditworthiness (credit reports, tax returns, bank statements, pay slips, employment letter, etc.)
• proof you can afford the mortgage (cash flow statements, utility bills, bank statements, etc.)

Step 4 — Find your dream home

Look for a property within your budget and negotiate the price. Your conveyancer will handle the legal process of the purchase. Once agreed, you pay a deposit to secure the property.

Make sure the contract is conditional on you receiving final approval from FIRB and your lender.

Step 5 — Obtain approval from the Foreign Investment Review Board (FIRB)

Expats need FIRB approval before purchasing:

• new dwellings
• established dwellings (for personal use only)
• properties for redevelopment
• off-the-plan properties
• vacant residential land

There is a fee for applying, and this is determined by the value of the property. For properties under 1 million AUD (697,500 USD), the fee is around 14,700 AUD (10,200 USD). For every additional million dollars in property value, there is an extra 10,000 AUD (6,970 USD) charged.

Step 6 — Finalize your mortgage & complete the sale

Once you have been approved and paid your fees to the board, you can finalize your mortgage and complete the purchase to become a property owner in Australia!

Types of property

• Apartment — These are sometimes called “flats”, which range from “studios” or “studio flats” to one-bedrooms, even four- or five-bedrooms. This is a good option for expats who can’t afford to purchase an entire house or single-family home, only require limited space, and want to be near amenities.
• Unit — This term is used to describe large apartments that are separated but built into blocks. They are usually situated in resort towns or commercial areas.
• House / Single-family homes — Australians use house to refer to a home with an outdoor space. Single-family homes are detached houses typically located in the suburbs outside of the city, or regional and rural towns. Other features may include a driveway and private entrance.
• Semi-detached duplex — Two side-by-side homes divided by a wall.

Australian house prices

Below are the average house prices found throughout various Australian cities as of 2025:

Utilities

Setting up services in Australia isn’t complicated. You just need the following:

• your new address in Australia
• the date you want services to start
• personal details (contact number and form of ID)

Things to know

• You can usually choose your utility provider, but options depend on your location — cities have more choices, while remote areas have fewer.

• It’s a good idea to compare prices using comparison websites. Read all contract details carefully and check for hidden fees like late payment charges or reconnection fees.

• Australia offers a 10-day cooling-off period after signing with an energy supplier. If you find a better deal or change your mind, you can cancel the contract penalty-free within this time.

• Beware of attractive sign-up deals (e.g., discounts, vouchers) that may seem good upfront but could lead to higher overall costs. Always research thoroughly.

Some major utility companies in Australia include:

• Diamond Energy — Known as one of the country’s greenest energy retailers, offering electricity only (no gas). Focused on renewable energy.

• Powershop — Similar to Diamond Energy, Powershop offers only electricity and is also known for green energy options. It operates fully online, letting you manage your account and pay bills through their app.

• EnergyAustralia — One of the largest energy providers, serving more than 1.7 million customers. Offers both electricity and gas, with a strong reputation for customer service.

• AGL — Another major energy retailer available in five states, providing electricity and gas.

Water providers are organized on a state-by-state or even on a regional basis.

Internet and mobile phones

Getting an internet and cell phone in Australia is easy.

Here are some major mobile service providers:

• Telstra Mobile — The largest and fastest mobile network, covering 99% of the country’s population. Great for reliable mobile internet and calls.
• Vodafone Mobile — Offers plans with standard national calls and texts included.
• TPG Mobile — Affordable, contract-free, postpaid and pay-as-you-go plans.
• iPrimus Mobile — Offers unlimited social media access (Facebook and Twitter) and low-cost plans for occasional users.
• amaysim Mobile — Simple prepaid and post-paid plans with no contracts and cheap call rates.

Internet providers:

• Telstra — The country’s largest internet provider, serving about 40% of homes and businesses.
• Optus — This is the second-largest provider, offering NBN and ADSL plans.
• TPG — Offers multiple NBN speed tiers with unlimited data, plus bundle deals with landline and unlimited calls.
• Dodo — Affordable internet but not the fastest NBN plans.
• IiNet — Known for their Fetch TV bundle, which includes Australian and some international TV channels — handy for expats wanting to watch shows from home.