If you are wondering whether you can buy a house on a student visa in Australia?, the answer depends on the property type, foreign investment rules and your finances. A student visa does not automatically give you permission to purchase residential property.
This guide explains your options under Australia’s current foreign investment rules, including FIRB approval, state-based foreign buyer surcharges, application fees and home loan requirements. It also explains the costs you should understand before committing to a property purchase.
Buying A House On A Student Visa – Key Takeaways
| Key Question | What You Need to Know |
| Can you buy property? | Yes, some property purchases are permitted, subject to foreign investment rules. |
| Can you buy an established house? | Generally, no, under the temporary ban running from 1 April 2025 to 30 June 2029, unless an exception applies. |
| Can you buy a new dwelling? | Generally, yes, subject to the relevant approval requirements. |
| Do you need FIRB approval? | Most foreign persons need approval before acquiring residential property. |
| Can you get a home loan? | Potentially, but lenders assess your visa, income, deposit and repayment capacity. |
| Do you pay extra stamp duty? | You may pay a foreign purchaser surcharge, depending on the state and your circumstances. |
| Are there application fees? | Yes, and the fees can be substantial. |
| What is the biggest risk? | Committing to a purchase before confirming legal eligibility and finance can cause serious financial losses. |
What Does a Student Visa Mean For Property Ownership?
A Student visa (subclass 500) allows eligible international students to study in Australia for a specified period. However, it does not grant the same property purchase rights as Australian citizenship or permanent residency.
Under Australia’s foreign investment framework, your visa status can affect whether you need government approval. It can also affect the types of property you can purchase.
The Foreign Investment Review Board (FIRB) provides policy guidance, while the Australian Taxation Office (ATO) administers residential property applications.
Are You Considered A Foreign Person?
Student visa holders will generally fall within the foreign person rules for residential property purchases. However, your exact circumstances matter, especially if you hold another visa or plan to purchase jointly.
State revenue authorities also apply their own definitions when assessing foreign purchaser duty. Therefore, meeting one state’s exemption criteria does not automatically exempt you elsewhere.
You should confirm three separate matters before proceeding:
- Federal approval: You must establish whether foreign investment approval is required for your proposed purchase.
- State taxes: You need to determine whether foreign purchaser surcharges apply to your ownership interest.
- Finance eligibility: You must establish whether a lender will approve your application based on your visa and financial position.
These requirements operate separately, so satisfying one does not guarantee you will satisfy the others.
Can You Buy An Established House On A Student Visa?
As of October 2026, foreign persons are generally prohibited from purchasing established dwellings from 1 April 2025 to 30 June 2029. Limited exceptions apply.
This restriction includes temporary residents who previously could seek approval to purchase an existing home for their principal place of residence.
Consequently, a student visa holder generally cannot buy an established house simply to live in while studying. The fact that you have sufficient savings or a lender willing to provide finance does not override this restriction.
An established dwelling is generally a residential property that has already been occupied or sold as a dwelling. This category commonly includes existing houses, units and apartments.
What Properties Can You Consider?
Your options depend on the property’s classification and the applicable approval requirements.
- New residential dwellings: You can generally apply to purchase an eligible new dwelling, subject to foreign investment rules.
- Vacant residential land: You can generally apply to buy vacant land, provided you satisfy the development conditions attached to approval.
- Established homes for redevelopment: Certain proposals may qualify for limited exceptions if they substantially increase Australia’s housing supply.
- Established homes for ordinary owner-occupation: These purchases generally remain prohibited during the current restriction period.
A property advertised as new is not automatically eligible. For example, a dwelling built to replace a demolished house may be treated as established rather than new.
Before paying a deposit, confirm the property’s classification with your solicitor or conveyancer. You should also check the current requirements with the ATO.
Do You Need FIRB Approval?
Most foreign persons must obtain foreign investment approval before acquiring residential property in Australia. The rules generally cover residential purchases regardless of the property’s price.
FIRB is commonly used to describe the foreign investment review process. However, the ATO administers residential property applications and issues approval notifications.
You should not assume that a developer’s marketing materials or an agent’s assurances establish your eligibility.
How To Apply For Approval
The application process generally involves these stages.
- Identify the property: Confirm whether it is an established dwelling, a new dwelling or vacant land, because different rules apply.
- Review your eligibility: Check the current foreign investment rules and any relevant exceptions before proceeding.
- Submit your application: Use the ATO’s online services for foreign investors to lodge the required application or exemption certificate request.
- Pay the application fee: Your application must include the correct fee before the statutory decision period can begin.
- Wait for the decision: Obtain the required written approval before entering a binding purchase contract where approval is required.
The standard statutory decision period is generally 30 days, but it does not begin until the correct fee has been paid. Processing times and requests for further information can affect your timeline.
What Happens If You Buy Without Approval?
Purchasing without the required approval can expose you to significant penalties. You may also face orders requiring you to dispose of the property.
A contract entered into before approval can create legal and financial complications. Therefore, obtain professional advice about the contract structure and approval conditions before committing.
How Much Does FIRB Approval Cost?
Foreign investment application fees are separate from stamp duty, legal fees and your deposit. They can add substantially to the cost of buying property.
For the 2026–27 financial year, the official fee schedule sets fees according to the property category and consideration value.
The following examples cover residential land other than established dwellings, which is the more relevant category for many student visa applicants.
| Property Value | Application Fee |
| Up to $1 million | $15,600 |
| Up to $2 million | $31,300 |
| Up to $3 million | $62,600 |
Source: Australian Government, Schedule of Fees, effective 1 July 2026. Fees depend on the application type and specific circumstances.
For example, an application involving a new dwelling valued at $800,000 would generally attract a fee of $15,600 under the standard residential land fee schedule.
An exemption certificate may attract the same fee for this property value. However, the correct application category depends on your circumstances and the approval arrangements already in place.
Established dwelling applications have a separate, much higher fee schedule. The current restriction also means ordinary purchases of established homes are generally unavailable to foreign persons.
You should confirm the applicable fee before submitting an application. Government fees can change, and special rules may affect the amount payable.
Foreign Buyer Surcharge: State-By-State Costs
Even if you qualify to purchase a new dwelling, you may need to pay additional state or territory taxes.
These charges are commonly called foreign purchaser surcharges or foreign buyer stamp duty. They are generally calculated on the dutiable value of the relevant residential property interest.
The surcharge is usually payable in addition to ordinary transfer duty. Your visa, ownership structure and any applicable exemption determine whether it applies.
Current Foreign Purchaser Surcharge Rates
| State or Territory | Foreign Purchaser Surcharge |
| New South Wales | 9% |
| Victoria | 8% |
| Queensland | 8% |
| Western Australia | 7% |
| South Australia | 7% |
| Tasmania | 8% |
| Australian Capital Territory | No equivalent general stamp duty surcharge |
| Northern Territory | No equivalent general stamp duty surcharge |
Rates checked against government guidance and current published summaries in October 2026. Rules, exemptions and definitions differ by jurisdiction.
The ACT and Northern Territory may still impose other property taxes or charges. The absence of a general foreign purchaser stamp duty surcharge does not mean property ownership is tax-free.
How Much Could The Surcharge Cost?
Consider a new dwelling valued at $800,000. If the full property value attracts the foreign purchaser surcharge, the additional duty would be:
| State | Rate | Additional Duty |
| NSW | 9% | $72,000 |
| Victoria | 8% | $64,000 |
| Queensland | 8% | $64,000 |
| Western Australia | 7% | $56,000 |
| South Australia | 7% | $56,000 |
| Tasmania | 8% | $64,000 |
These figures show the surcharge only. They exclude ordinary transfer duty, government application fees, legal expenses and other purchase costs.
For instance, an eligible purchase in Queensland could involve $64,000 in additional foreign acquirer duty alone. Ordinary transfer duty would generally be payable as well.
This difference matters because two properties with the same purchase price can have very different upfront costs across state borders.
What About Annual Land Tax Surcharges?
Some jurisdictions also charge annual land tax surcharges to certain foreign owners. These are separate from the one-off surcharge payable when acquiring property.
Whether you pay annual surcharges depends on the relevant state rules, ownership arrangements and any available exemptions.
Therefore, compare both the initial purchase costs and the ongoing ownership expenses. A lower upfront surcharge does not necessarily mean lower long-term costs.
Can You Get A Home Loan On A Student Visa?
Yes, some lenders may consider applications from temporary residents. However, a lender’s willingness to provide finance does not mean you can legally purchase every type of property.
A home loan for a student visa holder can be harder to secure than a loan for an Australian citizen or permanent resident. Lenders have different policies, and some do not accept applications from temporary visa holders.
Your visa expiry date, employment history, income and deposit can all influence the decision.
What Lenders Usually Assess
- Visa validity: Lenders need to understand how long you can legally remain in Australia and whether your circumstances could change.
- Income stability: Regular, documented income can strengthen your application, although student visa work restrictions may affect your earning capacity.
- Employment history: Lenders may assess your current employment, length of service and the reliability of your future income.
- Deposit size: A larger deposit can reduce the amount you need to borrow and may improve your application.
- Living expenses: Lenders assess your regular expenses alongside your proposed repayments to determine whether the loan is affordable.
- Credit history: Your Australian credit record and other financial commitments may influence the lender’s assessment.
- Property eligibility: The lender must be willing to finance the specific property you are legally permitted to purchase.
Meeting these requirements does not guarantee approval. Lenders must assess your individual circumstances and their own credit policies.
Can You Get A Non-Resident Mortgage?
The term non-resident mortgage is sometimes used for lending to overseas borrowers. However, a student visa holder living and studying in Australia may be assessed under a temporary resident lending policy instead.
The distinction matters because lenders do not all classify applicants in the same way. Some may accept certain temporary residents, while others restrict lending to citizens and permanent residents.
A subclass 500 home loan is not a separate government loan scheme. It describes a home loan sought by someone holding a Student visa (subclass 500).
Do not assume that a lender offering temporary resident loans will approve your application. You should obtain an assessment based on your visa, income, deposit and intended property.
How Much Deposit Do You Need?
There is no single deposit requirement for every student visa applicant. The amount depends on the lender, your financial position and the property you intend to purchase.
Some lenders may require a larger deposit from temporary residents because they consider the application higher risk. Others may not offer suitable lending products at all.
For example, consider an eligible new dwelling priced at $800,000.
| Deposit Percentage | Deposit Required | Loan Before Other Costs |
| 10% | $80,000 | $720,000 |
| 20% | $160,000 | $640,000 |
| 30% | $240,000 | $560,000 |
These figures illustrate deposit sizes only. They do not represent guaranteed lending terms or minimum deposits offered to student visa holders.
You also need enough savings to cover your purchase costs. A deposit alone may not be sufficient to complete the transaction.
What Other Costs Should You Budget For When Buying A House On A Student Visa In Australia?
Your total purchase budget should account for expenses beyond the advertised property price.
- Foreign investment fees: You may need to pay a substantial government application fee before approval.
- Transfer duty: Ordinary stamp duty may apply alongside any foreign purchaser surcharge.
- Legal and conveyancing fees: A solicitor or conveyancer can review the contract and manage the transfer.
- Building and pest inspections: These inspections can identify defects and risks before you complete an eligible purchase.
- Loan costs: Your lender may charge valuation, application or other fees under its lending arrangements.
- Mortgage insurance: Lenders mortgage insurance may apply to some loans with smaller deposits, subject to lender rules.
- Ongoing expenses: Council rates, insurance, maintenance and applicable land taxes can increase the cost of ownership.
For a temporary resident, these expenses can create a significant upfront funding requirement. Calculate them before deciding how much you can afford to borrow.
Can You Buy Property With An Australian Citizen Or Permanent Resident?
Buying jointly with an Australian citizen or permanent resident does not automatically remove foreign investment restrictions.
The outcome depends on who acquires the property, each person’s ownership share and the applicable federal and state laws.
For example, a student visa holder purchasing jointly with an Australian partner may still face restrictions or additional duty on their interest. The precise treatment depends on the transaction and the relevant rules.
You should not assume that putting the property in another person’s name will solve the problem. Nominee arrangements, trusts and other ownership structures can create additional legal and tax issues.
Before signing a contract, obtain advice on the proposed ownership structure. This is especially important where one purchaser is a foreign person and the other is not.
What Happens When Your Student Visa Expires?
Your future visa status can affect your long-term property plans. However, the consequences depend on the property type, your approval conditions and any later changes in your immigration status.
If you purchase a property under an approval that includes specific conditions, you must comply with those conditions. You should not assume you can keep the property indefinitely if your visa expires or you leave Australia.
Under the rules that applied before April 2025, temporary residents buying established homes for their own residence generally faced a requirement to sell within six months after ceasing to be temporary residents or ceasing to use the property as their principal residence.
That historical rule should not be treated as permission to purchase an established home today. The current restriction on established dwellings applies unless an exception is available.
For a new dwelling or vacant land, check the actual approval conditions and any ongoing reporting obligations. Your circumstances may change before construction finishes or your visa ends.
You should also consider whether you intend to remain in Australia after your studies. A future visa application is not guaranteed, so your property decision should account for uncertainty.
Common Mistakes To Avoid Before Buying A House In Australia On A Student Visa
The property purchase process can become expensive if you misunderstand the rules or rely on assumptions.
- Signing before approval: You could breach foreign investment rules if you enter a binding contract without the required approval.
- Assuming every new property qualifies: A replacement dwelling may be treated as established, even if it looks newly built.
- Underestimating duty: Your total transfer duty may include both ordinary duty and a foreign purchaser surcharge.
- Relying on a pre-approval: A lender’s initial assessment does not guarantee final finance approval or legal permission to purchase.
- Ignoring future visa changes: Your immigration plans may change, so consider the conditions attached to your property approval.
These mistakes are avoidable when you confirm your eligibility, costs and financing before making a commitment.
Conclusion: Can You Buy A House On A Student Visa?
You can purchase certain types of residential property in Australia while holding a Student visa, subject to foreign investment rules and your financial circumstances.
However, the current restriction on established dwellings means you generally cannot buy an existing house simply to live in during your studies. Eligible new dwellings and vacant land may remain options, subject to approval and applicable conditions.
Your total costs can include a government application fee, ordinary stamp duty, a foreign purchaser surcharge and other buying expenses. Meanwhile, lenders may apply stricter requirements to temporary residents.
Buying a house as a temporary resident therefore requires more than a sufficient deposit. You need to establish that the purchase is legally permitted, calculate the full cost of entry and confirm that suitable finance is available.
The most important principle is to assess your legal eligibility, total costs and long-term plans together. A property that appears affordable may become financially impractical once these requirements are included.
Frequently Asked Questions
Can I Buy A House On A Student Visa In Australia?
Yes, you may be able to purchase an eligible new dwelling or vacant residential land, subject to foreign investment approval. Established dwellings are generally restricted until 30 June 2029, unless an exception applies.
Can I Buy An Existing House On A Subclass 500 Visa?
Generally, no. Foreign persons are subject to a temporary ban on purchasing established dwellings from 1 April 2025 to 30 June 2029. Limited exceptions apply.
Do International Students Need FIRB Approval?
Most foreign persons must obtain approval before acquiring residential property. Your eligibility and application requirements depend on the property type and your circumstances.
How Much Is FIRB Approval For A Student Visa Holder?
For 2026–27, the standard application fee for eligible residential land valued at up to $1 million is generally $15,600. The applicable fee depends on the property category and application type.
Do Student Visa Holders Pay Foreign Buyer Stamp Duty?
They may have to pay an additional surcharge, depending on the state or territory and the applicable foreign purchaser rules. Rates currently range from 7% to 9% in the six states.
Can I Get A Home Loan On A Student Visa?
Potentially. Some lenders consider temporary residents, but their policies vary. Your income, employment, deposit, visa status and repayment capacity can affect your application.
Can I Buy A House With My Australian Partner?
Potentially, but joint ownership does not automatically remove foreign investment restrictions or additional duty. The result depends on your ownership shares, circumstances and applicable laws.
What Happens If My Student Visa Expires After I Buy Property?
The consequences depend on your approval conditions, property type and future immigration status. Review your approval carefully and obtain legal advice before making assumptions about retaining the property.
More Resources For Homebuyers:
Sources Used In This Article
The following official sources provide further information about foreign investment approval, application fees and state property taxes.
1. Australian Taxation Office — Apply to Buy Residential Property as a Foreign Person — explains approval requirements, property classifications and restrictions on established dwellings.
2. Australian Government — Residential Land Guidance — outlines the foreign investment framework for residential property.
3. Australian Government — Foreign Investment Fees — explains application fees and other charges.
4. Australian Government — Schedule of Fees for 2026–27 — provides the current residential property application fee schedule.
5. Revenue NSW — Surcharge Purchaser Duty — explains New South Wales foreign purchaser duty and eligibility rules.
6. State Revenue Office Victoria — Foreign Purchaser Additional Duty — explains Victoria’s additional duty and how it is calculated.
7. Queensland Revenue Office — Additional Foreign Acquirer Duty — outlines Queensland’s foreign purchaser surcharge.
8. Government of Western Australia — Foreign Transfer Duty — explains the additional duty applying to foreign purchasers.
9. RevenueSA — Foreign Ownership Surcharge — explains South Australia’s foreign ownership surcharge.
10. Study Australia — Student Visa (Subclass 500) — outlines the student visa and its conditions.
