Can I Buy Property in Australia on a 482 or PR Visa?

Last updated: 21 October 2026. Rules, fees and rates checked against the ATO, Revenue NSW, Home Affairs and Cotality data published at that date.

Australia is one of the most sought-after property markets in the world. But if you are living here on a temporary visa, or you have just been granted permanent residency, it is easy to get the rules wrong – and the rules changed significantly in 2025.

This guide explains what 482 visa holders, permanent residents and non-resident foreign buyers can buy in 2026, what it costs, and how the current market affects your timing.

Key Takeaways

• Permanent residents living in Australia are treated like citizens for FIRB purposes: no FIRB approval is needed for residential property.
• 482 visa holders are temporary residents. They need FIRB approval for any residential purchase.
• From 1 April 2025 to 30 June 2029, foreign persons – including temporary residents – are banned from buying established dwellings, including a home to live in (limited exceptions apply).
• Temporary residents can still apply to buy new dwellings, off-the-plan property and vacant residential land.
• Most states charge temporary residents and foreign buyers a stamp duty surcharge of 7% to 9%. Permanent residents who meet the state’s residence test are usually exempt.

Who Can Buy What? Quick Comparison (2026)

*A permanent resident who has not been in Australia for at least 200 days in the previous 12 months may not be “ordinarily resident” and can be treated as a foreign person. Check your status before buying.

Can I Buy Property in Australia?

Yes – but what you can buy depends on your residency status on the day you sign the contract. Australia’s foreign investment rules separate buyers into four groups:

• Australian citizens – no foreign investment restrictions.
• Permanent residents who are ordinarily resident in Australia – treated the same as citizens for FIRB purposes.
• Temporary residents, including 482 visa holders – foreign persons who need FIRB approval and cannot currently buy established homes.
• Non-residents living overseas – the most restricted group.

If you are new to the Australian market, start with our guide on how to invest in property in Australia before looking at visa-specific rules.

Can Permanent Residents Buy Property in Australia?

Yes. Permanent residents who are ordinarily resident in Australia (generally, in Australia for 200 or more days in the past 12 months) are not foreign persons under the Foreign Acquisitions and Takeovers Act 1975. That means you can:

• Buy an established home to live in – no FIRB application.
• Buy new or off-the-plan property.
• Buy investment property, including established dwellings – no FIRB application.
• Access the federal 5% Deposit Scheme (Home Guarantee Scheme) as a first home buyer, which is open to citizens and permanent residents.

Do permanent residents pay the foreign buyer stamp duty surcharge?

Usually not. Each state sets its own definition of a “foreign person”. In NSW, for example, a permanent resident is exempt from surcharge purchaser duty if they were in Australia for at least 200 days in the 12 months before the contract date, or if they live in the property as their principal place of residence for 200 continuous days within 12 months of buying. The test is about time spent in Australia, not how long you have held PR. Confirm the rules in your state with your conveyancer.

Once you hold PR, the next step is often building a property portfolio in Australia – something our team helps clients plan from day one.

Can I Buy a House in Australia on a 482 Visa?

The subclass 482 visa is now called the Skills in Demand (SID) visa. It replaced the Temporary Skill Shortage (TSS) visa on 7 December 2024 but kept the same subclass number. For property purposes, 482 visa holders are temporary residents and therefore foreign persons, so FIRB rules apply to every residential purchase.

What 482 visa holders can buy (with FIRB approval)

• New dwellings and off-the-plan apartments or townhouses – to live in or as an investment.
• Vacant residential land – with a condition to complete construction within the required timeframe.

What 482 visa holders cannot buy

• Established (existing) homes – including a home to live in. Before April 2025, temporary residents could apply to buy one established dwelling as their principal residence. That option is suspended from 1 April 2025 to 30 June 2029.
• Established dwellings as investment properties – not permitted at any time.

Only very limited exceptions to the ban apply, such as some redevelopments that add to housing supply. Get legal advice before relying on any exception.

FIRB Fees, Surcharges and Other Costs (2026–27)

FIRB application fees are indexed every 1 July. The fees below apply from 1 July 2026 to 30 June 2027.

Source: ATO – Residential fees for a foreign person. Fees rise further for higher-value properties.

Other costs to budget for

• Foreign buyer stamp duty surcharge (on top of normal stamp duty): about 9% in NSW, 8% in Victoria, Queensland and Tasmania, and 7% in WA and SA. Rates change, so check with the state revenue office.
• Annual land tax surcharges for foreign owners in several states.
• Vacancy fee – if the property is empty for 183 days or more in a year, the fee is double the FIRB application fee.
• Payment method – since 19 September 2026, FIRB fees can no longer be paid by credit or debit card. Use BPAY, direct deposit or bank transfer.

Can Foreigners Buy Property in Australia in 2026?

Yes, but with the tightest restrictions. Non-resident foreign buyers can apply to buy:

• New dwellings and off-the-plan property.
• Vacant land to build a new home (with construction conditions).

They cannot buy established dwellings. The policy aims to keep existing homes available to residents and to direct foreign investment into new housing supply.

Can I buy a house in Australia as a non-resident?

If you live overseas and have no Australian visa, you are a foreign person. You are limited to new dwellings and vacant land, both needing FIRB approval. Australian citizens keep full property rights wherever they live. New Zealand citizens living in Australia on a Special Category Visa (subclass 444) are generally treated like permanent residents for property purposes.

Our buyers agents in Australia regularly help overseas buyers find compliant new dwelling opportunities.

How Many Years from 482 to PR?

For most people, the employer-sponsored route takes at least 2 years of sponsored work, plus processing time. Common pathways are:

The most common route for 482 holders is the Subclass 186 TRT stream. Check current requirements with the Department of Home Affairs or a registered migration agent.

What Is the Difference Between Visa 457 and 482?

The 457 visa was abolished in March 2018 and replaced by the 482 TSS visa. In December 2024, the TSS was itself replaced by the Skills in Demand visa, which keeps subclass 482.

For property purposes, both are temporary resident visas with the same FIRB obligations.

2026 Market Snapshot: What It Means for Visa Holders

• Prices are easing. Cotality’s Home Value Index fell 1.1% in September 2026 – the sixth monthly fall in a row – leaving national values about 5.2% below the March 2026 peak (national median around $899,000).
• Markets are split. Sydney (−7.0%) and Melbourne (−6.2%) are down over the year, while Perth (+10.1%), Darwin (+11.9%) and Adelaide (+6.5%) are still higher than a year ago.
• Rates are rising. The RBA lifted the cash rate to 4.60% on 30 September 2026, its fourth increase this year. That reduces borrowing capacity, and lenders are often stricter with temporary residents.

For 482 visa holders, a softer market can mean more negotiating room on new builds and off-the-plan stock. For PR holders, falling prices in some capitals may create buying opportunities – but serviceability at higher rates matters more than ever.

Step-by-Step: How to Buy Property on a 482 Visa

1. Confirm your status. Check your visa and whether you are likely to get PR soon – your rights change a lot once PR is granted.
2. Choose an eligible property. While the ban is in place, focus on new dwellings, off-the-plan property or vacant land.
3. Get pre-approval from a lender that accepts temporary residents. A mortgage broker experienced in visa lending helps.
4. Apply for FIRB approval before you sign, or make the contract conditional on FIRB approval. Buying without approval where it is required is a serious offence.
5. Use a conveyancer or property lawyer who knows FIRB conditions and state surcharges.
6. Budget for all costs: FIRB fee, stamp duty plus surcharge, legal fees, lender costs and ongoing land tax surcharges.

Common Mistakes to Avoid

• Assuming you can still buy an established home to live in on a 482 visa. This option is suspended until 30 June 2029.
• Signing before FIRB approval. Penalties can include fines and forced sale of the property.
• Assuming PR and 482 rules are the same. PR holders who are ordinarily resident have far greater rights.
• Forgetting the surcharge. An 8% surcharge on a $900,000 property adds $72,000 to your costs – 9% in NSW adds $81,000.
• Using a lender unfamiliar with temporary residents. Deposit requirements and approval criteria vary widely.

Pro Tips for Visa Holders

• If your PR is likely within the next 12 months, compare the cost of waiting with buying a new property now – PR removes the FIRB fee and, in most states, the surcharge.
• Apply for FIRB early; processing can take several weeks.
• Keep a copy of every FIRB condition and diarise any reporting deadlines.
• Read our guide on why location is important in real estate investing in Australia before you shortlist suburbs.

Frequently Asked Questions

1. Can 482 visa holders buy property in Australia?

Yes, but only new dwellings, off-the-plan property or vacant land, and only with FIRB approval. From 1 April 2025 to 30 June 2029, they cannot buy established homes, including a home to live in, apart from very limited exceptions.

2. How many years from 482 to PR?

Usually at least 2 years. The Subclass 186 TRT stream generally needs 2 years of sponsored full-time work in the 3 years before applying, plus processing time.

3. Can foreigners buy property in Australia in 2026?

Yes, but only new dwellings, off-the-plan property and vacant land, with FIRB approval. Most states also charge a foreign buyer stamp duty surcharge of 7% to 9%.

4. What is the difference between visa 457 and 482?

The 457 was abolished in 2018 and replaced by the 482 TSS, which became the Skills in Demand visa in December 2024. For property, both are temporary resident visas with the same FIRB obligations.

5. Can permanent residents buy investment property in Australia?

Yes. Permanent residents who are ordinarily resident in Australia can buy established or new investment property without FIRB approval. In most states they are also exempt from the foreign buyer surcharge if they meet the state’s residence test.

6. Do I need FIRB approval as a temporary resident?

Yes. Temporary residents, including 482 visa holders, must get FIRB approval before buying residential property in Australia.

7. When does the ban on buying established homes end?

The ban started on 1 April 2025 and currently runs until 30 June 2029, after the government extended the original 31 March 2027 end date.