Buying a Home in Australia as an NRI: The Complete 2026 Guide

Buying property in Australia as a Non-Resident Indian (NRI) or Indian permanent resident is one of the smartest long-term financial moves you can make. Australian property has delivered consistent long-term growth, and Sydney and Melbourne consistently rank among the world's most liveable — and investable — cities.

But the rules are different for NRIs than for Australian citizens. Foreign investment regulations, tax obligations and financing requirements all have unique implications for Indian buyers.

This guide covers everything you need to know before you sign a contract.

Can NRIs Buy Property in Australia?

The short answer is yes — but with conditions. The Foreign Investment Review Board (FIRB) regulates property purchases by non-residents, and most NRIs will need FIRB approval before buying.

The rules depend on your visa status and the type of property you want to buy. Getting this wrong is not just a paperwork issue — selling a property purchased in breach of FIRB rules can result in forced sale orders and significant financial penalties.

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FIRB Rules for NRIs — What You Need to Know

Temporary Visa Holders

If you are in Australia on a temporary visa (student, 482, 457 or bridging visa) you can generally buy one established dwelling to live in as your primary residence. You cannot rent it out, and you must sell when your visa expires or you leave Australia.

You can also buy new dwellings or vacant land for development without this restriction. New properties are generally easier to purchase as a temporary resident.

Permanent Residents and Citizens

If you hold Australian permanent residency or citizenship, FIRB restrictions largely do not apply to you. You can buy property freely — residential, investment or commercial — just like any Australian.

However, if you are a permanent resident buying jointly with someone on a temporary visa, the temporary resident rules may still apply to the joint purchase.

Non-Residents (Offshore NRIs)

If you live in India and want to buy Australian property as an investment, you are subject to the strictest FIRB rules. Generally, offshore NRIs can only buy new dwellings — not established (second-hand) properties.

The FIRB application fee for residential property starts at $14,100 AUD in 2026 for properties under $1 million.

Step-by-Step Process for NRI Property Purchase

Step 1 — Determine Your FIRB Status

Before anything else, confirm whether you need FIRB approval and what type of property you can purchase. This depends on your exact visa status on the date of purchase — not your intended future status.

Get written confirmation from a solicitor or conveyancer who specialises in foreign investment before you start attending open homes.

Step 2 — Get Finance Pre-Approval

Australian banks treat NRIs and non-residents differently from citizens when assessing home loan applications. Most major banks will lend to permanent residents on the same terms as citizens.

For temporary visa holders and offshore NRIs, options are more limited. Some lenders specialise in non-resident lending but typically require a larger deposit (30–40%) and charge slightly higher interest rates.

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Step 3 — Engage a Conveyancer or Solicitor

In Australia, property transfers are handled by conveyancers or solicitors. For NRIs, engaging a solicitor with foreign investment experience is worth the additional cost.

They will review the contract of sale, ensure FIRB conditions are met, conduct property title searches and manage the settlement process. Costs typically range from $1,500 to $3,000 AUD.

Step 4 — Conduct Due Diligence

Australian property contracts are legally binding once signed. Always get a building and pest inspection before exchange. For apartments, request the strata report which reveals any disputes, maintenance issues or special levies.

Step 5 — Exchange and Settlement

Once finance is confirmed, you exchange contracts and pay a deposit (typically 10% of purchase price). Settlement usually occurs 30 to 90 days later.

For offshore NRIs, settlement can be managed remotely through a power of attorney arrangement — your solicitor can advise on this.

Taxes Every NRI Property Buyer Must Understand

Stamp Duty and Foreign Purchaser Surcharge

Stamp duty is a state government tax paid at settlement. In New South Wales, stamp duty on a $1 million property is approximately $40,000 AUD.

Foreign purchaser surcharges apply in most states. In NSW and Victoria, non-resident foreign purchasers pay an additional 8% surcharge on top of standard stamp duty. Permanent residents are exempt from this surcharge in most states.

Capital Gains Tax for Non-Residents

When you sell your Australian property, capital gains tax may apply. For Australian residents who have held the property for more than 12 months, a 50% CGT discount applies.

Non-residents are not entitled to the 50% CGT discount — the full gain is taxable. This is a significant consideration for offshore NRIs.

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Withholding Tax on Rental Income

If you are an overseas resident earning rental income from Australian property, your tenant or property manager is required to withhold tax at 10% of the gross rental amount unless you have a variation in place.

Your Australian tax agent can apply for a variation to reduce or eliminate withholding, particularly if your property is negatively geared.

Best Suburbs for Indian Buyers in Australia

Sydney

Parramatta, Blacktown, Seven Hills, Kellyville and Stanhope Gardens have large Indian populations with established Indian grocery stores, temples and community associations.

Harris Park — sometimes called "Little India" — remains the cultural heart of the Sydney Indian community.

Melbourne

Point Cook, Truganina, Craigieburn, Wyndham Vale and Dandenong have seen significant Indian population growth over the past decade.

Point Cook in particular has become one of Australia's fastest-growing Indian residential communities, with several Hindu temples, Indian grocery stores and community centres.

Brisbane

Eight Mile Plains, Sunnybank, Calamvale and Stretton in Brisbane's south have growing Indian populations. Brisbane's relative affordability compared to Sydney and Melbourne makes it increasingly popular with Indian buyers.

Perth

Balga, Morley, Mirrabooka and the northern corridor have established Indian communities. Perth property remains significantly more affordable than the eastern capitals.

Sending Money From India — RBI Remittance Rules

The Reserve Bank of India permits individuals to remit up to USD 250,000 per financial year under the Liberalised Remittance Scheme (LRS). For a property purchase exceeding this amount, additional RBI approvals or multiple financial year remittances may be required.

For property-sized transfers, specialist international money transfer services such as Wise, OFX and InstaRem offer significantly better exchange rates than Indian banks for AUD transfers.

Common Mistakes NRI Property Buyers Make

Signing a contract before FIRB approval. Never exchange contracts before FIRB approval is in hand. Always ensure your contract includes a FIRB condition if you are a foreign purchaser.

Not accounting for surcharge stamp duty. Many NRI buyers are shocked by the foreign purchaser surcharge. Factor this into your budget from day one.

Using a general accountant instead of an NRI specialist. Australian tax obligations for NRI property owners are complex. Use an accountant who specifically understands both Australian and Indian tax treaty provisions.

Underestimating ongoing costs. Beyond the mortgage, factor in council rates, strata levies, property management fees, landlord insurance and land tax. These can add 3–5% of property value annually.

Final Checklist for NRI Property Buyers

• Confirmed FIRB status and approval requirement
• Engaged a solicitor with foreign investment experience
• Obtained finance pre-approval with a non-resident lender
• Confirmed stamp duty costs including any surcharges
• Understood CGT implications for non-residents
• Planned remittance strategy within LRS limits
• Budgeted for all ongoing ownership costs

Buying property in Australia as an NRI is absolutely achievable with the right professional support. The key is understanding the rules before you start and working with advisers who have genuine NRI experience.

Take the first step: Find Indian financial advisers, accountants and solicitors across Australia on AustraliaWasi → Find Indian Professional Services