By Breige Quinn | Updated: November 2025

International Property Buyers Guide: How to Buy Australian Property from Overseas

Quick Answer

Yes, international buyers can purchase Australian property from overseas. Most foreign buyers need FIRB (Foreign Investment Review Board) approval, which typically takes 30 days and costs from approximately $2,000 to $200,000+ depending on property value. You can complete the entire purchase remotely using virtual inspections, electronic contracts, and remote settlement. Non-residents can obtain Australian mortgages (typically 60-70% LVR) and must consider foreign buyer stamp duty surcharges and different tax treatment.

Bottom line: Buying Australian property from overseas is straightforward with proper guidance. This comprehensive guide covers FIRB approval, financing, taxation, legal requirements, and how to conduct the entire purchase remotely.

What You'll Learn in This Guide

Getting Started:

  • • Who can buy Australian property
  • • FIRB approval requirements & process
  • • Financing options for non-residents
  • • Tax obligations for international buyers
  • • Legal requirements & documentation

The Buying Process:

  • • Step-by-step purchase process
  • • Virtual inspections & remote buying
  • • Why off-market suits international buyers
  • • Property management considerations
  • • Common mistakes to avoid

Who Can Buy Australian Property?

Australia welcomes international property investment, but different rules apply depending on your residency status and citizenship. Understanding where you fit is the crucial first step.

Buyer Categories & Requirements

Australian Citizens & Permanent Residents

FIRB Required: No
Financing: Standard residential lending (typically 80-90% LVR)
Foreign Buyer Stamp Duty: No
Property Restrictions: None - can buy any property type

Australian Expats (Citizens Living Overseas)

FIRB Required: Generally no (if Australian citizen)
Financing: May be treated as non-resident for lending purposes
Tax Status: Depends on tax residency (see our Expat Guide)
Considerations: Tax residency determination is complex

Temporary Residents (Visa Holders)

FIRB Required: Exemptions may apply for certain visa types
Typical Visas: Student visas, temporary work visas, bridging visas
Restrictions: Varies by visa type and circumstances
Note: Must sell property when visa expires (unless become permanent resident)

Foreign Nationals / Non-Residents

FIRB Required: Yes (for most purchases)
Financing: Stricter requirements (typically 60-70% LVR max)
Foreign Buyer Stamp Duty: Yes (typically 7-8% surcharge, varies by state)
Property Restrictions: Generally limited to new dwellings or vacant land for new construction
Established Properties: Rarely approved except for temporary residents

Important Note: This guide focuses primarily on foreign nationals and non-residents, as they face the most complex requirements. If you're an Australian expat or temporary resident, also refer to our specialized guides: Expat Property Investment Guide and FIRB Approval Guide.

FIRB (Foreign Investment Review Board) Approval

FIRB approval is typically the first major hurdle for international buyers. Here's what you need to know:

What is FIRB?

The Foreign Investment Review Board (FIRB) is a government body that regulates foreign investment in Australian real estate. Most foreign buyers must obtain FIRB approval before purchasing property.

FIRB Application Quick Facts

  • Processing Time: Typically 30 days (can be longer during busy periods)
  • Application Fees: Range from approximately $2,000 to $200,000+ depending on property value (see current fees at firb.gov.au)
  • When to Apply: BEFORE signing any contract or making financial commitments
  • Validity Period: Generally 12 months from approval date
  • Property Specific: Approval is for a specific property or development
  • Conditions: May include requirements like occupying the property or developing vacant land

What Property Types Can Foreign Buyers Purchase?

✓ Generally Approved

  • • New dwellings (never previously sold)
  • • Off-the-plan apartments
  • • Vacant land for new construction
  • • Properties in approved developments

✗ Rarely Approved

  • • Established/second-hand properties
  • • Properties previously occupied
  • • Heritage properties
  • • Agricultural land (strict restrictions)

Exception: Temporary residents with eligible visas may be approved to purchase one established dwelling for use as their residence (must sell when visa expires).

FIRB Application Process

The FIRB application process typically follows these steps:

  1. 1. Confirm Eligibility: Verify you need FIRB approval and the property type is eligible
  2. 2. Gather Documentation: Passport, proof of funds, property details, intended use
  3. 3. Complete Online Application: Submit via the FIRB online portal with required documents
  4. 4. Pay Application Fee: Fees vary based on property value (check current rates)
  5. 5. Wait for Assessment: Typically 30 days, though can be longer
  6. 6. Receive Decision: Approval, rejection, or request for additional information
  7. 7. Proceed with Purchase: Once approved, you can exchange contracts

Important: FIRB approval should be a condition in your contract of sale. This protects you if approval is not granted or is delayed.

For a comprehensive deep-dive into FIRB fees, timelines, application tips, and common mistakes, see our detailed FIRB Foreign Investment Approval Guide.

Can't Visit Australia? No Problem.

We provide comprehensive virtual property inspections via video call. Inspect properties from anywhere in the world at a time convenient for your timezone.

  • Live video walkthroughs of every room, outdoor area, and local amenities
  • Professional building & pest inspection reports delivered digitally
  • Ask questions in real-time during virtual tours
  • Electronic settlement - complete entire purchase remotely
Request Virtual Inspection Learn More

Financing for International Buyers

Securing financing as a non-resident is more challenging than for Australian residents, but it's definitely possible with the right preparation.

Can Non-Residents Get Australian Mortgages?

Yes, but with stricter requirements and terms compared to residents:

Non-Resident Lending Typical Requirements

Requirement Residents Non-Residents
Maximum LVR 80-90% 60-70% typically
Minimum Deposit 10-20% 30-40%
Interest Rates Standard rates +0.5% to 1.5% premium
Documentation Standard Extensive (income verification, foreign documents)
Approval Timeline 2-4 weeks 4-8 weeks

Note: These are general guidelines. Specific lender requirements vary significantly. Consult with a mortgage broker who specializes in non-resident lending.

Documentation Typically Required

Non-resident borrowers should prepare to provide:

Currency Considerations: If your income is in a foreign currency, lenders will assess your borrowing capacity using conservative exchange rates and may require currency hedging. Discuss this with your mortgage broker early in the process.

Financing Options for International Buyers

Option 1: Australian Bank Mortgage

Pros: Competitive rates, Australian dollar exposure, simplifies settlement

Cons: Lower LVR, extensive documentation, longer approval times

Best for: Buyers with strong income documentation and 30-40% deposit

Option 2: Offshore Financing

Pros: May offer better terms from your home bank, familiar processes

Cons: Currency risk, cross-border compliance, not all foreign banks lend for Australian property

Best for: High-net-worth buyers with strong banking relationships in home country

Option 3: Cash Purchase

Pros: No lending requirements, faster settlement, stronger negotiating position

Cons: Requires full purchase price plus costs, capital tied up

Best for: Buyers with significant liquid assets who want certainty

Getting Finance Pre-Approval

Highly recommended before starting your property search. Pre-approval:

For detailed guidance on financing, lender options, currency considerations, and documentation requirements, see our comprehensive Overseas Property Financing Guide.

Tax Obligations for International Buyers

International property buyers face different tax treatment than Australian residents. Understanding these obligations is crucial for accurate budgeting and compliance.

Important Disclaimer: Tax laws are complex and change regularly. This information is general in nature and should not be relied upon as tax advice. You must engage a registered Australian tax agent or accountant for advice specific to your circumstances. Tax implications vary significantly based on your residency status, property use, and home country tax treaties.

Taxes at Purchase

1. Foreign Buyer Stamp Duty Surcharge

Most Australian states charge a stamp duty surcharge for foreign buyers, typically 7-8% of the purchase price in addition to standard stamp duty.

Queensland (Gold Coast): Check current rates at qld.gov.au as rates are subject to change.

Who Pays: Foreign persons as defined by the Foreign Acquisitions and Takeovers Act 1975.

Example (indicative only): On a $1,000,000 property, foreign buyers might pay $30,000-$50,000 in standard stamp duty PLUS $70,000-$80,000 foreign buyer surcharge, for total stamp duty of approximately $100,000-$130,000. Always check current rates and use official stamp duty calculators.

2. Standard Stamp Duty

All property buyers pay stamp duty based on purchase price. Rates vary by state and are calculated on a sliding scale. Foreign buyers pay this PLUS the surcharge above.

Taxes During Ownership

3. Land Tax

Annual tax on property ownership. Foreign owners may face surcharges (varies by state). Investment properties typically incur land tax once the total land value exceeds the state threshold.

Queensland: Foreign owner land tax surcharge applies. Check current thresholds and rates at the Queensland Revenue Office.

4. Rental Income Tax

If leasing the property:

  • • Non-residents pay tax on Australian rental income
  • • Withholding tax typically applies (check current rates with ATO)
  • • Can claim deductions for property management, maintenance, interest, depreciation
  • • Must lodge Australian tax return annually
  • • Tax treaties may prevent double taxation

Note: Depreciation rules for second-hand properties changed significantly in recent years. Consult a tax accountant about current depreciation deduction rules.

Taxes on Sale

5. Capital Gains Tax (CGT)

Key differences for non-residents:

  • • CGT applies to property sales by non-residents
  • • No 50% CGT discount for non-residents (residents get 50% discount if held 12+ months)
  • • Must pay CGT on the full capital gain
  • • Withholding tax may apply at settlement (currently 12.5% for properties over $750,000)
  • • Can claim capital losses to offset gains
  • • Final tax calculation done via Australian tax return

Example (simplified): If you buy for $1M and sell for $1.5M (a $500K gain), as a non-resident you may pay CGT on the full $500K. An Australian resident would only pay on $250K (with 50% discount). Actual calculations are more complex - consult a tax professional.

Tax Residency Considerations

Your tax residency status (which is separate from citizenship or visa status) significantly impacts your tax obligations. The ATO uses multiple tests to determine tax residency:

For Australian expats: Tax residency determination is particularly complex. See our Expat Property Investment Guide for detailed guidance.

Tax Treaties: Australia has tax treaties with many countries (including China, Singapore, Hong Kong, UK, USA) that may reduce double taxation. Consult with tax professionals in both countries to understand how treaties apply to your situation.

Essential Tax Resources:

For comprehensive tax guidance including examples, planning strategies, and treaty considerations, see our detailed Australian Property Tax Guide for International Investors.

The legal process for purchasing Australian property from overseas involves several steps and professional services.

Do I Need an Australian Solicitor?

Yes, absolutely. You must engage an Australian property solicitor or conveyancer to handle your purchase. They will:

Cost: Conveyancing fees typically range from $1,500 to $3,500+ depending on property value and complexity. International transactions may cost more due to additional requirements.

Contract of Sale

Australian property contracts include:

Critical for International Buyers: Ensure your contract includes "subject to FIRB approval" as a special condition. This protects you if FIRB approval is denied or delayed beyond settlement date.

Cooling-Off Period

Most Australian states provide a cooling-off period (typically 3-5 business days in QLD, varies by state) during which you can withdraw from the contract, though you may forfeit a small percentage (usually 0.25%) of the purchase price.

Exceptions: Cooling-off period doesn't apply to:

Building & Pest Inspections

Highly recommended for all property purchases, especially when buying remotely:

Make your contract "subject to satisfactory building and pest inspection" so you can withdraw if major issues are found.

Power of Attorney (POA)

If you cannot be in Australia for settlement, you can grant Power of Attorney to your solicitor or trusted representative to sign documents on your behalf.

Requirements:

Electronic Settlement

Most Australian property settlements now use electronic settlement (PEXA), allowing the entire process to be completed digitally without your physical presence. This is ideal for international buyers.

Remote Purchase Reality: Thanks to modern conveyancing technology, video calls, and electronic settlement, you can complete your entire property purchase from overseas without visiting Australia. Thousands of international buyers do this successfully every year.

Step-by-Step Buying Process for International Buyers

Here's the typical timeline and process for purchasing Australian property from overseas:

Step 1: Research & Planning (Weeks 1-2)

  • • Determine your budget and objectives (investment vs owner-occupied)
  • • Research target locations and property types
  • • Understand FIRB requirements for your circumstances
  • • Research tax implications and total costs
  • • Engage Australian property buyer's agent (optional but recommended)

Step 2: Arrange Financing (Weeks 2-6)

  • • Contact mortgage broker specializing in non-resident lending
  • • Gather required documentation (income proof, bank statements, ID)
  • • Apply for finance pre-approval
  • • Open Australian bank account if needed
  • • Confirm deposit funds are available and transferable

Step 3: Engage Professionals (Week 3-4)

  • • Hire Australian property solicitor/conveyancer
  • • Consult with Australian tax accountant
  • • Identify property management company if buying investment property
  • • Brief your team on your requirements and timeline

Step 4: Property Search (Weeks 4-8)

  • • Review property options (off-market preferred for international buyers)
  • • Conduct virtual inspections of shortlisted properties
  • • Review property details, title, and strata reports
  • • Assess rental yield potential if investment property
  • • Confirm property is FIRB-eligible (new dwelling or eligible for your visa type)

Step 5: Apply for FIRB (Week 6-10)

  • • Once you've identified target property, submit FIRB application
  • • Pay FIRB application fee
  • • Provide all required documentation
  • • Allow 30 days for processing (can be longer)
  • • DO NOT exchange contracts until FIRB approval received

Step 6: Make Offer & Negotiate (Week 8-10)

  • • Submit offer on property (often conditional on FIRB if not yet approved)
  • • Negotiate price and terms with seller
  • • Agree on settlement period (typically 30-90 days)
  • • Ensure contract includes appropriate conditions

Step 7: Exchange Contracts (Week 10-11)

  • • Solicitor reviews contract and advises you
  • • Sign contract (can be done electronically)
  • • Pay 10% deposit (held in trust by solicitor or agent)
  • • Contract becomes binding (subject to conditions)
  • • Cooling-off period begins (if applicable)

Step 8: Due Diligence Period (Weeks 11-12)

  • • Arrange building and pest inspections
  • • Review inspection reports with your solicitor
  • • Finalize mortgage approval with lender
  • • Confirm all contract conditions are satisfied or waived
  • • Arrange property insurance

Step 9: Pre-Settlement (Weeks 12-16)

  • • Transfer remaining funds to Australia (allow time for international transfers)
  • • Pay stamp duty
  • • Finalize mortgage documents with lender
  • • Grant Power of Attorney if needed for settlement
  • • Solicitor prepares for settlement

Step 10: Settlement (Week 16)

  • • Electronic settlement conducted via PEXA
  • • Final payment transferred to seller
  • • Property title transferred to your name
  • • You receive confirmation of ownership
  • • Arrange property management if investment property
  • • Congratulations - you're now an Australian property owner!

Total Timeline: Expect 12-20 weeks from starting your search to settlement, though this can vary significantly based on FIRB processing, financing approval, and settlement period negotiated with the seller. Off-market purchases often allow more flexible timelines to accommodate international buyers' needs.

Virtual Inspections & Remote Buying

One of the biggest concerns for international buyers is: "How can I buy property without seeing it in person?" The answer: comprehensive virtual inspection process.

How Virtual Inspections Work

Modern technology allows thorough property assessment from anywhere in the world:

Our Virtual Inspection Process

  1. 1. Initial Photos & Video: Professional photos and pre-recorded video tour of entire property
  2. 2. Live Video Walkthrough: Scheduled video call at time convenient for your timezone where we walk through every room, outdoor area, and local neighborhood
  3. 3. Interactive Q&A: Ask questions in real-time, request closer looks at specific features, check finishes, fixtures, and condition
  4. 4. Neighborhood Tour: Virtual tour of local amenities, beaches, shops, schools, transport
  5. 5. Professional Building Report: Independent building inspection report delivered digitally
  6. 6. Professional Pest Report: Independent pest inspection report delivered digitally
  7. 7. Additional Information: Strata reports (if applicable), council rates, body corporate fees, rental appraisals

What You Can Assess Virtually

Virtual inspections allow you to thoroughly evaluate:

Advantages of Virtual Property Search

Buying remotely with virtual inspections offers several benefits:

For comprehensive guidance on virtual inspections, building reports, and completing 100% remote purchases, see our detailed Virtual Inspections & Remote Buying Guide.

Why Off-Market Properties Are Ideal for International Buyers

Off-market properties offer significant advantages for international buyers compared to traditional on-market sales or auctions.

Off-Market Advantages for International Buyers

✓ No Auction Attendance Required

Australian property auctions happen in real-time at the property location. For international buyers, attending auctions is impractical. Off-market transactions use private negotiations, allowing you to participate fully from overseas.

✓ Flexible Timelines

Off-market sales can accommodate longer settlement periods to allow time for FIRB approval (30+ days) and international financing approval (4-8 weeks). Sellers are often more flexible when dealing direct.

✓ Private Virtual Inspections

Unlike open homes with crowds of buyers, off-market properties allow private, detailed virtual inspections. You can take your time, ask detailed questions, and schedule multiple viewings if needed.

✓ No Competition from Local Buyers

Off-market properties aren't publicly advertised, so you're not competing with dozens of local buyers who can inspect in person. This levels the playing field for international buyers.

✓ Transparent Pricing

Private negotiations avoid the emotional bidding wars of auctions. You can make considered offers based on market value, without pressure from competitive auction environments.

✓ More Time for Due Diligence

Off-market transactions allow adequate time for building inspections, strata reviews, and consultation with your Australian advisors. Rush decisions from overseas are risky - off-market gives you time.

✓ Conditional Offers Acceptable

Sellers are often willing to accept offers conditional on FIRB approval, finance approval, and satisfactory inspections. Auction properties typically sell unconditionally.

Our Approach for International Buyers

At Off Market Properties, we specialize in helping international buyers navigate the Australian property market:

For detailed comparison of off-market vs traditional purchases for international buyers, see our Off-Market Advantages Guide.

Property Management Considerations

If you're purchasing an investment property from overseas, professional property management is essential.

Why You Need a Property Manager

Managing a rental property from another country is impractical. A property manager handles:

Property Management Costs

Typical property management fees in Australia range from 7-10% of weekly rent plus additional charges:

Budget for Vacancies: Factor in potential vacancy periods (typically 2-4 weeks between tenants) and maintenance costs. Property management fees are tax-deductible for investment properties.

For comprehensive guidance on selecting property managers, understanding QLD tenancy laws, and managing Australian property from overseas, see our Property Management for Overseas Owners Guide.

Total Costs of Buying Australian Property

Understanding all costs upfront is essential for accurate budgeting. Here's what international buyers should expect:

Typical Cost Breakdown (Example: $1,000,000 Property)

Cost Item Indicative Amount (AUD)
Purchase Price $1,000,000
Standard Stamp Duty (QLD, varies by state) ~$38,000
Foreign Buyer Stamp Duty Surcharge (QLD, check current rate) ~$70,000
FIRB Application Fee (varies by property value) $13,200
Conveyancing/Legal Fees $2,000-$3,500
Building & Pest Inspections $600-$800
Buyer's Agent Fee (if used, 1-2% typical) $10,000-$20,000
Mortgage Application Costs (if financing) $1,000-$2,000
Currency Exchange Costs (typically 1-3%) $10,000-$30,000
Initial Insurance Premium $1,000-$2,000
TOTAL UPFRONT COSTS ~$1,145,000 - $1,180,000

Note: These figures are indicative only and subject to change. Stamp duty rates, FIRB fees, and foreign buyer surcharges are updated regularly. Always verify current rates and use official government calculators for accurate estimates.

Ongoing Costs (Annual)

Budget for these ongoing costs as an international property owner:

Common Mistakes International Buyers Make

Learn from others' mistakes. Here are the most common pitfalls we see:

❌ Mistake 1: Not Getting FIRB Approval First

Some buyers exchange contracts before FIRB approval, assuming it will be granted. If FIRB is denied or delayed, you risk losing your deposit. Always include "subject to FIRB approval" in your contract.

❌ Mistake 2: Underestimating Total Costs

Foreign buyer stamp duty surcharges, FIRB fees, and currency exchange costs add significantly to the purchase price. Budget for 15-20% additional costs beyond the purchase price.

❌ Mistake 3: Buying Established Properties as Foreign Nationals

FIRB rarely approves foreign nationals (non-residents) to purchase established properties. Focus on new dwellings, off-the-plan, or eligible properties only.

❌ Mistake 4: Not Engaging Australian Professionals

Australian property law, tax, and processes are complex and specific. Engaging qualified Australian solicitors, tax accountants, and buyer's agents is essential - don't rely on overseas advisors unfamiliar with Australian requirements.

❌ Mistake 5: Ignoring Tax Obligations

Many international buyers don't realize they must lodge Australian tax returns if earning rental income, or that CGT with no discount applies on sale. Engage a tax professional before purchasing to understand full obligations.

❌ Mistake 6: Poor Currency Risk Management

Currency fluctuations can cost tens of thousands. Some buyers fail to hedge currency risk or time transfers poorly. Consult with foreign exchange specialists for large transfers.

❌ Mistake 7: Insufficient Due Diligence from Overseas

Buying remotely doesn't mean skipping inspections. Always arrange professional building and pest inspections, even if purchasing "sight unseen" with virtual tours.

❌ Mistake 8: Not Planning for Property Management

If buying investment property, arrange property management BEFORE settlement. Don't wait until you have a vacant property to find a manager.

⚠️ Important Disclaimers

General Information Only: This guide provides general information about buying Australian property as an international buyer. It is not legal, financial, tax, or investment advice and should not be relied upon as such.

Professional Advice Essential: You must engage qualified Australian professionals for advice specific to your circumstances:

  • Australian property solicitor or conveyancer
  • Registered Australian tax agent or accountant
  • Licensed Australian mortgage broker (if financing)
  • Licensed Australian property buyer's agent (optional)

Information Currency: Laws, regulations, fees, rates, and processes change regularly. While this guide was updated in November 2025, you must verify all information with current official sources including:

Individual Circumstances Vary: Your specific tax treatment, FIRB requirements, financing options, and legal obligations depend on your citizenship, visa status, tax residency, property type, intended use, and many other factors. Generic information cannot substitute for professional advice tailored to your situation.

No Guarantees: Property investment carries risk. Past performance doesn't indicate future results. Currency, market, and regulatory risks exist. Property values can decrease as well as increase.

Related Guides for International Buyers

FIRB Foreign Investment Approval Guide

Comprehensive guide to FIRB application process, fees, timelines, and requirements

Overseas Property Financing Guide

How non-residents can secure Australian mortgages, LVR limits, lender options

Expat Property Investment Guide

For Australian citizens living overseas - tax residency, CGT, FIRB exemptions

Virtual Inspections & Remote Buying

How to conduct thorough property assessments and complete purchases from overseas

Tax Guide for International Investors

Comprehensive tax obligations including CGT, withholding tax, stamp duty surcharges

Property Management for Overseas Owners

Managing Australian rental properties from abroad, costs, QLD tenancy laws

Ready to Buy Australian Property from Overseas?

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Official Resources & Further Reading

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