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Expat FinanceIndependent guide

Checked 7 October 2026

Buying Australian property from overseas, step by step

The order matters. Get the documents and the broker conversation done before you commit to a property, and make the contract conditional on finance and, for foreign persons, FIRB approval. This is the sequence brokers describe.

  1. Confirm your status

    Citizen, permanent resident, temporary visa holder or foreign national? It decides your FIRB position, how lenders treat you and which state rules apply. Australians overseas · foreign nationals · temporary visa.

  2. Collect and certify your documents

    Identity, income, deposit, credit. Anything signed or verified overseas needs an appointment with a witness, so start early. Documents guide.

  3. Talk to a licensed broker

    Ask what lenders would consider for your situation and your currency. This is the step that sets your price range. Questions to ask.

  4. Choose the property

    Foreign persons can buy new homes, including off the plan, and vacant land. Established homes are banned until 30 June 2029, with limited exceptions.

  5. Sort out FIRB approval, if you need it

    Ask whether the project holds an exemption certificate that covers you. If not, you apply to the ATO and pay the fee. The ATO says a decision can take up to 30 days after it receives full payment. The application step by step.

  6. Sign a conditional contract

    Make it conditional on finance and, where it applies, FIRB approval. Auctions are unconditional and have no finance condition, so approval and finance have to be in place before you bid.

  7. Formal loan approval and valuation

    The lender values the property and checks your documents. If you are buying off the plan, settlement can be a year or more away, so ask how the lender handles that gap.

  8. Settle

    The balance of the deposit, stamp duty, any state surcharge and the loan funds all come together. If you cannot attend, a power of attorney can act for you. Decide in advance how and when you will convert your money.

  9. After settlement

    Foreign owners register the property within 30 days and lodge a vacancy fee return each year. All foreign-resident owners lodge an Australian tax return for any rent. Tax guide.

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Frequently asked questions

Do I need finance approved before I sign a contract?

Brokers describe the usual approach as a contract conditional on finance, and FIRB approval where it applies, with a formal approval and valuation after you sign. At an auction there is no finance condition, so arrange finance beforehand.

How long does FIRB approval take?

The ATO says it can take up to 30 days after it receives full payment of the fee. Exemption certificates generally take longer.

Can I settle without being in Australia?

Brokers say a power of attorney can let a purchase settle without you being there. It must be signed in line with the state’s rules.

Sources

Checked 7 October 2026.

Expat Finance is an independent guide. It is not a lender, mortgage broker or credit provider, it does not hold an Australian credit licence, and it does not give credit, legal, tax or migration advice. It is not affiliated with any bank, the ATO or the Foreign Investment Review Board. General information only, not legal, tax, migration or financial advice.