Can I buy a house on a 482 visa is a common question for skilled workers planning to settle in Australia. The answer is yes, in some circumstances, but foreign investment rules can restrict which properties you purchase.
This guide explains how the 482 visa affects property ownership, FIRB approval requirements, lender policies, deposit requirements and state-based surcharges. It also covers the established dwelling ban running from 2025 to 2029, helping you understand your options before committing to a purchase.
Key Takeaways
| Key question | What you need to know |
| Can you buy property? | Yes, subject to foreign investment rules and applicable exemptions. |
| Can you buy an established house? | Generally not during the current ban, which runs until 30 June 2029. Limited exceptions apply. |
| Can you buy a new property? | You can generally apply to purchase an eligible new dwelling, subject to approval requirements. |
| Can you buy vacant land? | Generally yes, with approval and development conditions. |
| Can you get a home loan? | Some Australian lenders consider temporary visa holders, but policies differ. |
| Is an 80% LVR available? | Some lenders may offer this, but it is not a universal entitlement or guarantee. |
| Will you pay extra stamp duty? | You may face a foreign purchaser surcharge, depending on the state or territory and your circumstances. |
| Does permanent residency change things? | It can significantly change your property purchasing options, although tax and ownership rules still require checking. |
How the 482 Visa Affects Your Property Purchase
The subclass 482 visa allows eligible skilled workers to live and work in Australia temporarily. Since 7 December 2024, the Skills in Demand visa has replaced the former Temporary Skill Shortage visa.
Your visa status matters because Australian property law distinguishes between citizens, permanent residents and foreign persons. A temporary visa holder will generally face additional foreign investment requirements when purchasing residential property.
However, your visa does not automatically prevent you from owning a home. Instead, you must satisfy the rules governing the property, your ownership arrangements and any required approvals.
Are You Considered a Foreign Person?
For foreign investment purposes, a temporary resident will generally be treated as a foreign person. This can apply even when you live and work in Australia full-time.
Your position may differ if you purchase jointly with an eligible Australian citizen or permanent resident. However, adding an Australian partner does not automatically remove every restriction or tax liability.
The authorities assess ownership interests, relationships and the relevant legislation. Therefore, check your exact circumstances before choosing a property.
Can You Buy an Established House on a 482 Visa?
This is the most important restriction to understand before searching for properties.
The Australian Government introduced a temporary ban on foreign purchases of established dwellings from 1 April 2025. The restriction has since been extended to 30 June 2029, subject to limited exceptions.
The ban generally applies to temporary residents, including 482 visa holders who want to purchase an existing house or apartment.
What Counts as an Established Dwelling?
An established dwelling is a residential property that has previously been sold as a dwelling or occupied, subject to the applicable legal definitions.
Examples include:
- An existing house: A previously occupied house will generally fall within the ban, even if you intend to live in it.
- An established apartment: An apartment that has already been occupied or sold previously will generally face the same restriction.
- An older house advertised as renovated: Renovations alone do not automatically make an established property a new dwelling.
The intended use does not override the ban. You generally cannot purchase an established dwelling simply because you plan to use it as your principal place of residence.
Limited exceptions exist, including certain redevelopment proposals that significantly increase housing supply. However, these are not ordinary owner-occupier purchases.
Why the Ban Matters for Your Buying Plans
Before April 2025, eligible temporary residents could generally seek approval to buy an established dwelling for their own occupation, subject to conditions.
Those conditions commonly required the buyer to live in the property, avoid renting it out and sell it when their temporary residency circumstances changed.
The current restriction changes that position. Consequently, you should not rely on older online guides that describe buying an existing home as a straightforward option for temporary residents.
What Property Can You Buy on a 482 Visa?
Although established homes are generally restricted, other residential property options remain available.
| Property type | General position for a 482 holder |
| Brand-new house | Generally eligible to apply for approval. |
| Newly built apartment | Generally eligible, subject to the property’s classification and approval rules. |
| Vacant residential land | Generally eligible, subject to approval and construction conditions. |
| Previously occupied house | Generally prohibited during the ban, unless an exception applies. |
| Established apartment | Generally prohibited during the ban, unless an exception applies. |
| Property for redevelopment | Possible under limited conditions, including requirements designed to increase housing supply. |
These are general positions, not guarantees of approval. The property’s legal classification, purchase structure and any applicable exemption will affect the outcome.
Buying a New Dwelling
A new dwelling is often the most practical option for a temporary resident seeking to own a home.
The Australian Taxation Office generally considers a dwelling new if it has not previously been sold as a dwelling or occupied, subject to specific exceptions.
For example, you might consider a newly constructed townhouse sold by a developer. You would still need to check whether the developer’s existing approval covers your purchase or whether you must apply separately.
Importantly, a replacement house built after demolishing one existing dwelling may still count as an established dwelling for foreign investment purposes.
Therefore, do not assume every property marketed as new qualifies.
Buying Vacant Land
You can generally apply to buy eligible vacant residential land as a foreign person.
However, approval normally comes with development conditions. These commonly require you to build at least one dwelling and complete construction within four years.
You must also provide evidence of completion within the required timeframe. Selling or transferring the land before meeting the conditions may breach your approval.
As a result, vacant land suits buyers who have sufficient funds, a realistic building plan and the ability to meet construction deadlines.
FIRB Approval Requirements for 482 Visa Holders
The term FIRB refers to the Foreign Investment Review Board, which advises the Australian Government on foreign investment proposals.
Residential property applications are administered through the Australian Taxation Office. If you are a foreign person, you generally need approval or a relevant exemption certificate before entering into a purchase contract.
How the Approval Process Works
Follow these steps before committing to a property.
- Confirm your foreign person status. Your visa and ownership arrangements determine which foreign investment rules may apply.
- Check the property’s classification. Establish whether it is a new dwelling, vacant land or an established dwelling subject to restrictions.
- Apply through the ATO. Use the relevant foreign investor online service to submit your application when required.
- Wait for the outcome. Review the approval notification and all conditions before proceeding.
- Meet ongoing obligations. Construction, occupancy, reporting and disposal conditions may apply after purchase.
The ATO assesses applications under the applicable rules. Approval is not automatic, and significant penalties can apply to unauthorised purchases.
What About Approval Fees?
Foreign investment application fees depend on the type and value of the property. They can change over time, so confirm the applicable fee before lodging your application.
Include these costs in your budget alongside stamp duty, legal fees, inspections and your deposit.
Can You Get a Home Loan on a 482 Visa?
Yes, some lenders offer an Australian mortgage for visa holders, including eligible temporary residents. However, not every lender accepts 482 visa applicants, and approval depends on individual circumstances.
A lender may consider your employment stability, income, remaining visa period, deposit, expenses and credit history.
Your employer sponsorship can support your application by demonstrating an established employment arrangement. Nevertheless, lenders must assess the risk that your employment or Australian residency could change.
What Lenders Usually Assess
- Employment and income: Lenders review your payslips, employment contract and income consistency to establish your repayment capacity.
- Visa duration: Some lenders consider how long remains on your visa because this affects their assessment of future income stability.
- Deposit and savings: A larger deposit may improve your application by reducing the amount you need to borrow.
- Living expenses and debts: Existing loans, credit card limits and household expenses affect how much you can afford to repay.
- Credit history: Lenders may examine your Australian credit file and request further evidence of overseas financial commitments.
Policies differ between lenders. Consequently, a lender that accepts one temporary visa holder may decline another applicant with a different financial profile.
Can You Borrow at 80% LVR?
An 80% LVR for temporary residents may be available through some lenders, but it is not a standard entitlement.
Loan-to-value ratio (LVR) compares your loan amount with the property’s accepted value. An 80% LVR means you borrow 80% and contribute the remaining 20%, before purchase costs.
For example, consider an eligible new dwelling valued at $800,000.
| Item | Amount |
| Property value | $800,000 |
| Loan at 80% LVR | $640,000 |
| Deposit at 20% | $160,000 |
| Additional purchase costs | Extra funds required |
This example illustrates the deposit calculation, not a lender offer. Your actual borrowing limit could be lower, and foreign investment rules must permit the purchase first.
A lender may also require a larger deposit or apply additional conditions to temporary residents.
Do You Need to Pay Lenders Mortgage Insurance?
Lenders Mortgage Insurance (LMI) generally protects the lender when a borrower defaults. It does not protect you against losing your home.
LMI may apply when your deposit falls below a lender’s threshold, often associated with an LVR above 80%. However, lender policies and eligibility requirements differ.
Some temporary residents may need a larger deposit to access suitable lending terms. Ask the lender how its LMI rules interact with your visa status and proposed purchase.
State-by-State Foreign Purchaser Surcharges
Foreign purchaser surcharges can substantially increase your upfront costs. These charges generally apply in addition to ordinary transfer duty, although each jurisdiction defines foreign persons and eligible exemptions differently.
The following table summarises the main residential property surcharges relevant to temporary visa holders, based on published state and territory rules available in October 2026.
| State or territory | Foreign purchaser surcharge | What to check |
| New South Wales | 9% | Surcharge purchaser duty and separate surcharge land tax rules. |
| Victoria | 8% | Foreign purchaser additional duty on residential property. |
| Queensland | 8% | Additional foreign acquirer duty (AFAD). |
| Western Australia | 7% | Foreign buyers duty on relevant residential transactions. |
| South Australia | 7% | Foreign ownership surcharge on the interest acquired. |
| Tasmania | Generally 8% | Foreign investor duty surcharge and applicable exemptions. |
| Australian Capital Territory | No equivalent general purchase-duty surcharge identified | Foreign ownership surcharge on land tax may apply. |
Important: Confirm the current rate and your personal eligibility with the relevant revenue authority before signing a contract. The legal definition of a foreign purchaser differs between jurisdictions, and exemptions may apply in particular circumstances.
The published rates are supported by Revenue NSW, the Victorian State Revenue Office, Queensland Revenue Office, Western Australia’s government guidance and RevenueSA.
How Much Could the Surcharge Cost?
Consider an eligible $800,000 residential property purchase. The following figures illustrate the surcharge alone, assuming it applies to the full property value.
| Jurisdiction | Illustrative surcharge |
| NSW at 9% | $72,000 |
| Victoria at 8% | $64,000 |
| Queensland at 8% | $64,000 |
| WA at 7% | $56,000 |
| SA at 7% | $56,000 |
These amounts exclude ordinary transfer duty, legal costs and other purchase expenses. They are illustrations, not confirmation that a 482 visa holder can legally buy an established property at that price.
The ACT and Tasmania require separate confirmation of the applicable rules and transaction details before estimating your total costs.
Additional Land Tax Considerations
Some jurisdictions also impose recurring surcharges on residential land owned by foreign persons.
For example, NSW applies surcharge land tax at 5% of the relevant unimproved land value from the 2025 land tax year. This is separate from the purchase surcharge.
The ACT also imposes a foreign ownership surcharge on land tax in applicable circumstances. Therefore, consider the ongoing cost of ownership, not just the amount payable at settlement.
Additional Costs You Should Budget For
Your deposit is only one part of the amount required to complete a property purchase.
Before proceeding, allow for these expenses:
- Transfer duty: This is the standard state or territory duty payable on a property transaction, before any applicable foreign purchaser surcharge.
- Foreign investment application fees: The applicable fee depends on the property and the relevant application category.
- Conveyancing and legal fees: A solicitor or conveyancer reviews the contract, manages settlement and helps identify legal risks.
- Building and pest inspections: These assessments help identify defects or other issues where an inspection is appropriate and permitted.
- Loan costs: Your lender may charge valuation, application or other fees under its loan terms.
- Ongoing ownership expenses: Council rates, insurance, maintenance and applicable land tax can affect your household budget.
You should also retain sufficient savings for emergencies. Using every available dollar for your deposit can leave you financially exposed after settlement.
Step-by-Step Guide to Buying Property on a 482 Visa
The safest approach is to establish your eligibility before choosing a property or applying for finance.
Step 1: Confirm Your Purchase Options
First, identify whether you intend to buy a new dwelling or vacant land. An established dwelling will generally be unavailable during the current ban unless an exception applies.
Step 2: Check Foreign Investment Requirements
Determine whether you need approval or an exemption certificate. Confirm the property’s classification and any development or occupancy conditions.
Step 3: Review Your Financial Position
Calculate your deposit, purchase costs, existing debts and expected repayments. Remember that the deposit may need to cover more than 20% of the property’s value.
Step 4: Compare Eligible Lenders
Investigate lenders that accept your visa subclass and employment circumstances. Check their LVR limits, income assessment methods, visa-duration requirements and LMI policies.
Step 5: Calculate State Taxes
Ask the relevant revenue authority or your conveyancer to confirm ordinary transfer duty, foreign purchaser surcharges and any ongoing land tax obligations.
Step 6: Obtain Professional Reviews Before Committing
Have a conveyancer or solicitor review the contract and confirm the conditions that apply to your purchase. Ensure all required approvals are in place before entering into a binding contract.
Step 7: Complete the Purchase and Meet Conditions
Once the transaction is approved and finance is arranged, proceed according to the contract and settlement requirements. Keep records of your approval, construction obligations and any required foreign ownership reporting.
What Changes If You Become a Permanent Resident?
Permanent residency can materially improve your property purchasing options.
Permanent residents are generally treated differently from temporary residents under Australia’s foreign investment framework. They can generally purchase established homes without the restrictions applying to foreign persons, subject to the applicable rules.
However, you should not assume that every surcharge disappears automatically. State tax definitions, residency requirements, ownership structures and transaction dates can affect your liability.
If your permanent residency application is pending, do not assume that applying for permanent residency gives you the rights of an approved permanent resident. Check your status at the time of the proposed purchase.
A change in residency status may also affect your borrowing options. Nevertheless, lenders still assess income, expenses, credit history and repayment capacity.
Important Considerations Before You Buy
Buying a property on a temporary visa requires coordination between immigration status, foreign investment rules, finance and taxation.
Keep these points in mind:
- Visa status can change: Your right to remain in Australia may depend on your visa conditions and employment arrangements.
- Property approval is separate from finance: A lender’s willingness to lend does not mean the government permits the purchase.
- Joint ownership needs careful review: A partner’s citizenship or permanent residency does not automatically resolve every foreign investment or tax issue.
- Tax rules can change: Check current state and federal requirements rather than relying on older property guides.
- Construction carries risk: If you buy vacant land, delays can affect your ability to satisfy approval conditions.
These issues matter because an otherwise affordable property can become unsuitable if you cannot obtain approval or meet the conditions attached to ownership.
Conclusion
You can potentially buy property on a 482 visa, but your options are more restricted than those available to Australian citizens and permanent residents.
The established dwelling ban, foreign investment approval requirements and state-based surcharges can significantly affect your plans. For many temporary residents, an eligible new dwelling or vacant land may provide a more practical starting point.
Finance is another important consideration. Some lenders offer TSS visa home loans, but their deposit requirements, LVR limits and eligibility rules vary.
Before committing to a purchase, confirm your property eligibility, approval requirements, borrowing capacity and total costs. Understanding these factors will help you make a more informed decision about buying a home while living and working in Australia.
Frequently Asked Questions
Can I buy a house on a 482 visa in Australia?
Yes, subject to foreign investment rules. You can generally apply to purchase eligible new dwellings or vacant residential land. Established dwellings are generally prohibited until 30 June 2029, subject to limited exceptions.
Can I buy an existing house on a 482 visa?
Generally, no. The current ban on foreign purchases of established dwellings applies to temporary residents, including 482 visa holders. Limited exceptions exist, so check whether your circumstances qualify.
Do I need FIRB approval to buy a house on a 482 visa?
You generally need foreign investment approval or an applicable exemption before entering into a purchase contract. The ATO administers residential property applications and determines whether approval is required.
Can I get a home loan on a 482 visa?
Yes, some Australian lenders consider temporary visa holders. Approval depends on the lender’s policy, your income, employment stability, visa duration, deposit and overall financial position.
Can I buy a house with a 10% deposit on a 482 visa?
Possibly, but it depends on the lender and your eligibility. Some lenders require larger deposits from temporary residents, and an LVR above 80% may involve LMI or additional restrictions.
How much stamp duty do 482 visa holders pay?
You generally pay ordinary transfer duty and may also face a foreign purchaser surcharge. The surcharge varies by state or territory, and the final amount depends on your transaction and eligibility.
Can my Australian partner and I buy a house together?
Joint purchases may be possible, but the outcome depends on the property, ownership shares, foreign investment rules and each buyer’s circumstances. Having an Australian partner does not automatically remove every restriction.
Can I buy an established house after getting permanent residency?
Permanent residents can generally purchase established homes without the temporary foreign purchaser restrictions. However, you should confirm your residency status and any applicable state taxes before signing a contract.
More Resources For Home Buyers
Sources Used In This Article
The following official resources provide further information about the rules discussed in this guide.
- Australian Taxation Office — Apply to Buy Residential Property as a Foreign Person: Explains application requirements, property categories and the established dwelling restrictions.
- Foreign Investment in Australia — Residential Land: Outlines the extended ban, exemptions and foreign investment requirements for residential property.
- Department of Home Affairs — Skills in Demand Visa (Subclass 482): Describes the current temporary skilled visa and its conditions.
- Revenue NSW — Surcharge Purchaser Duty: Explains the additional duty that can apply to foreign purchasers of residential property.
- State Revenue Office Victoria — Foreign Purchaser Additional Duty: Explains Victoria’s additional duty and how it is calculated.
- Queensland Revenue Office — Additional Foreign Acquirer Duty: Details Queensland’s surcharge and the rules governing foreign acquirers.
- Government of Western Australia — Foreign Buyers Duty: Describes the additional duty on relevant residential property transactions.
- RevenueSA — Foreign Ownership Surcharge: Explains South Australia’s 7% surcharge and how it applies to acquired ownership interests.
- Revenue NSW — Surcharge Land Tax: Explains the additional annual land tax that may apply to foreign owners.
- ACT Revenue Office — About Rates and Property Charges: Provides information about ACT property charges, including the foreign ownership surcharge on land tax.
