Finding a Home in Australia: Rental and Property Guide

Finding somewhere to live is one of the most stressful parts of moving to Australia. The rental market is competitive, the process is unfamiliar, and you are trying to make decisions about suburbs you have never visited. This guide walks you through everything: from temporary accommodation when you first land, to navigating the rental application process, understanding your rights, and eventually buying property if that is your goal.

Before you arrive: temporary accommodation

Do not sign a lease from overseas. It is nearly impossible to assess a property, suburb, or commute without being there in person. Instead, book temporary accommodation for your first 2 to 4 weeks and use that time to inspect properties and apply in person.

• Airbnb: Book a furnished apartment close to the area you want to live. Budget $100 to $200 per night, though weekly and monthly discounts can bring this down significantly.
• Serviced apartments: Companies like Quest, Meriton Suites, and Adina offer serviced apartments with kitchens and laundry. Good for families. Weekly rates from $800 to $1,500.
• Hostels: If you are on a tighter budget, hostels in major cities cost $30 to $60 per night for a dorm bed. YHA and Base are popular chains.
• Facebook groups: Search for groups like "[City] Rooms for Rent" or "Flatmates [City]". These can be great for short-term arrangements or finding a room in a shared house while you search for something permanent.
• Flatmates.com.au: Australia's largest share accommodation site. Useful if you are open to sharing a house or apartment with others.

How the rental market works

Most rental properties in Australia are managed by real estate agents, not the landlord directly. The process typically works like this:

1. Search online. Use realestate.com.au or domain.com.au to find listings. Filter by suburb, price, and bedrooms. Set up alerts to be notified instantly when new properties are listed.
2. Attend open inspections. These are scheduled viewings, usually held on Saturdays between 10am and 1pm. Most inspections last 15 minutes. You walk through with other prospective tenants. Come early and bring your application documents.
3. Submit your application. Most agents use online platforms like 2Apply, Snug, or their own portal. You will need to provide ID, proof of income, rental references, and sometimes a cover letter explaining why you are a good tenant.
4. Wait for approval. This can take 1 to 7 days. In competitive markets, agents may receive 20 to 50 applications for a single property.
5. Sign the lease and pay bond. Once approved, you sign the residential tenancy agreement, pay bond (4 weeks rent) and the first 2 weeks of rent.

What you need for a rental application

Having your documents ready before inspections gives you a significant advantage. Here is what you need:

• Photo ID: Passport and Australian driver's licence (if you have one). An international licence with translation also works.
• Proof of income: Employment contract or offer letter showing your salary. If you are self-employed, provide tax returns or bank statements showing consistent income.
• Rental references: From previous landlords or property managers. If you are new to Australia, provide references from your home country, translated into English if needed.
• Bank statements: Showing savings sufficient to cover several months of rent. This is especially important if you are new and lack local rental history.
• A cover letter: Not required, but can help you stand out. Briefly introduce yourself, explain why you want the property, and note that you are a responsible tenant.

No local references? This is the biggest challenge for new arrivals. Strengthen your application by offering 3 to 6 months rent upfront (check your state rules, as this is restricted in some states), providing a letter from your employer, and showing healthy bank balances. Some agents are more sympathetic to new arrivals than others; do not get discouraged by early rejections.

Costs to budget for

For a $550/week apartment, expect to pay roughly $3,300 upfront (bond plus first 2 weeks), plus $200 to $400 in connection fees. Budget at least $4,000 for move-in costs.

Rental prices by city (2026 medians)

These are median ranges for inner-to-middle ring suburbs. Outer suburbs and regional areas are typically 20% to 40% cheaper. Use the Cost Calculator for a personalised estimate based on your chosen city and lifestyle.

Your rights as a tenant

Australian tenancy laws strongly protect renters. While specific rules vary by state and territory, these protections are broadly consistent:

• Rent increases are regulated. During a fixed-term lease, rent cannot be increased unless the lease specifically allows it. After the fixed term, landlords must give 60 days notice (varies by state) and increases must be in line with market rates.
• Bond is protected. Your bond must be lodged with the state bond authority (e.g. NSW Fair Trading, RTBA in Victoria). The landlord cannot hold it personally.
• Repairs are the landlord's responsibility. Urgent repairs (burst pipes, no hot water, broken locks) must be addressed within 24 to 48 hours. Non-urgent repairs within 14 to 28 days.
• You cannot be evicted without cause during a fixed-term lease. After the fixed term ends, notice periods of 60 to 90 days apply (varies by state and reason).
• Minimum standards apply. Properties must meet minimum standards for safety, security, and livability. Most states now require properties to have working locks, smoke alarms, and be structurally sound.

If you have a dispute with your landlord, each state has a free tribunal or dispute resolution service: NSW Fair Trading, VCAT (Victoria), QCAT (Queensland), SAT (Western Australia), or SACAT (South Australia).

Buying property as a migrant

If you are on a permanent visa or are an Australian citizen, you can buy property with the same rights as any Australian. If you are on a temporary visa, the rules are more restrictive:

• FIRB approval required. You must apply to the Foreign Investment Review Board before purchasing. Application fees range from $4,200 (properties under $75,000) to $26,400+ for higher-value properties.
• Established dwellings: Temporary visa holders can buy one established property to live in (not as investment). You must sell it when your visa expires or within 3 months of leaving Australia.
• New dwellings and vacant land: No limit on purchases. This is why many temporary visa holders buy off-the-plan apartments.
• Stamp duty surcharges: Foreign buyers pay additional stamp duty in most states. In NSW, the surcharge is 8% on top of standard stamp duty. Victoria charges 8%, Queensland 7%.
• Deposit: Australian banks typically require a 20% deposit from foreign buyers (compared to 10% to 20% for citizens and permanent residents). Some banks do not lend to temporary visa holders at all.

Suburbs to consider

Every city has a mix of affordable, mid-range, and premium suburbs. Here is a brief guide to get you started:

Tips from people who have done it

• Start searching before you arrive. Browse listings on realestate.com.au and domain.com.au to understand pricing and what to expect. This saves time once you land.
• Apply for multiple properties simultaneously. In competitive markets, do not wait to hear back from one before applying for another. Cast a wide net.
• Inspect on the first Saturday. Properties listed on Tuesday or Wednesday typically have their first open inspection that Saturday. Being at the first inspection gives you the best shot.
• Dress neatly and be friendly. Agents note how you present. A good impression at the inspection can influence who gets approved.
• Check the commute. Use Google Maps at peak hours (8am, 5:30pm) to understand real commute times. A suburb that seems close can take 60+ minutes during rush hour.
• Read your peers' stories. Other migrants have shared what they wish they had known. Their experiences can save you time and frustration.