First Home in Australia: What New Migrants Need to Know in 2026
Finding somewhere to live when you're new to Australia is stressful - but it doesn't have to be a mystery. Here's what you actually need to know, from signing your first lease to eventually buying your own place.
Contents
Renting Basics
Most people in Australia rent before they buy. The system is well-regulated, but it works differently to what you might be used to in other countries.
Types of leases
Leases are usually either:
- Fixed term - typically 6 or 12 months. You agree to pay rent for the full period. The landlord can't easily evict you unless you breach the agreement.
- Periodic (month-to-month) - no fixed end date. More flexible, but either party can end it with notice (usually 2-4 weeks).
For most new arrivals, a 6-month fixed lease is ideal. It gives you stability while you get your bearings, and you're not locked in for a full year.
The bond
When you move in, you'll pay a bond - a security deposit usually equal to 4 weeks rent. This money is held by your state's tenancy authority (not the landlord), and you get it back at the end of your tenancy if there's no damage and no unpaid rent.
Rent in advance
Most landlords ask for 2-4 weeks rent in advance when you sign. After that, you pay rent weekly or fortnightly - monthly payments are less common in Australia than in other countries.
No Rental History? Here's What to Do
This is the biggest hurdle for new arrivals. Landlords use rental history and credit scores to screen applications, and if you've never rented in Australia, you start with nothing.
Don't panic. Here's how to compete:
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1Show your income An employment contract, recent payslips, or a letter from your employer go a long way. If you're self-employed or still job-seeking, bank statements showing savings work too.
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2Get a reference letter A reference from an employer, community organisation, migration agent, or even your university works. Landlords want to know you're reliable - a good reference helps fill the gap where rental history would normally go.
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3Build a renter profile Platforms like Snug and 1Form let you create a verified renter profile with ID, income documents, and references attached. Submit this with every application - it signals you're serious.
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4Offer flexibility Where the landlord agrees, offering a few weeks extra rent upfront or a slightly longer lease term can make your application stand out. Check your state's tenancy laws - some states cap how much rent can be taken in advance.
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5Start with share housing If applications keep getting knocked back, share housing is a legitimate stepping stone. Flatmates.com.au is the main platform. Live there for 6-12 months, get a reference, then apply for your own place with a track record behind you.
What to Do at an Inspection
When you attend an inspection, treat it like a job interview - but you're also interviewing the property.
Things to check:
- Test taps, lights, and power outlets
- Look for mould, especially in bathrooms and under sinks
- Check window and door locks
- Test the oven and any included appliances
- Ask about internet connection and which providers service the building
When you move in, you'll be given a condition report - a document listing the state of the property. Fill it in carefully, add photos of any existing damage, and return a copy to the landlord within the required timeframe (usually 3-7 days depending on your state). This protects your bond when you leave.
Thinking About Buying?
Buying takes longer to plan but is well worth understanding early, even if you're not ready yet.
The basic steps are:
- Save a deposit (generally 10-20% of the property price, though there are ways to buy with less)
- Get pre-approval from a lender so you know what you can borrow
- Find a property, make an offer, and exchange contracts
- Pay stamp duty and any other government fees
- Settlement (usually 30-90 days after exchange) - the property becomes yours
If you're on a temporary visa, your ability to buy may be limited. Permanent residents and citizens have full access to the market. Always check your visa conditions first.
Grants and Schemes Available in 2025
| Scheme | What it offers | Who qualifies |
|---|---|---|
| First Home Owner Grant (FHOG) | One-off cash grant for buying or building a new home. Amount varies by state: $10,000 in NSW/VIC, up to $30,000 in QLD for regional areas. | Australian citizens and permanent residents buying their first home (new builds only in most states) |
| First Home Guarantee (FHBG) | Buy with as little as 5% deposit - government guarantees the rest so you avoid Lenders Mortgage Insurance (LMI) | Citizens and permanent residents, income limits apply ($125K single / $200K couples) |
| Help to Buy (2025) | Shared equity scheme - government co-purchases up to 40% of your home, reducing your mortgage significantly | Citizens only, income and price caps apply, launching progressively from late 2025 |
| First Home Super Saver Scheme (FHSS) | Save for a deposit through your super fund and withdraw it with tax benefits | Must have never owned property in Australia before |
| State stamp duty concessions | Reduced or waived stamp duty for first home buyers (varies significantly by state and property price) | Varies - check your state's revenue office |
Affordable Areas by City
Where you can afford to live depends heavily on which city you're in. Here's a quick breakdown of where to look if you're watching your budget:
Sydney
One of the most expensive rental markets in the world. Look west: Parramatta, Liverpool, Penrith, and Blacktown offer significantly lower rents than the inner city, with good train connections. If you're near a university, Kingswood or Campbelltown are worth checking.
Melbourne
More affordable than Sydney overall, but prices have risen sharply. The northern and western suburbs - Sunshine, Footscray, Broadmeadows, Werribee - are popular with new arrivals and have strong multicultural communities. Dandenong in the south-east is also worth considering.
Brisbane
Still more accessible than the southern capitals, though prices jumped post-2021. Logan, Ipswich, Redcliffe, and the outer northern suburbs (Caboolture, North Lakes) give you the most for your money. Public transport coverage is less reliable here than in Sydney or Melbourne, so factor in whether you'll need a car.
Perth
One of the more affordable capitals right now. Armadale, Midland, Rockingham, and Mandurah are the budget-friendly options. Perth is very spread out, so proximity to your workplace matters more than in compact cities.
Adelaide
The most affordable capital for renters in 2025. Elizabeth, Salisbury, and Davoren Park in the north are the lowest-cost options. Adelaide's smaller size means most areas are a reasonable commute from the CBD.
Not sure where to live?
Use our suburb comparison tool to find the best area for your budget, commute, and community.
Compare SuburbsUseful Resources
These are the main places to go depending on what you need:
- Tenancy authorities by state: NSW Fair Trading, Consumer Affairs Victoria, RTA Queensland, Consumer Protection WA, CBS South Australia. These handle disputes, bond refunds, and tenant rights.
- MoneySmart (ASIC): Mortgage calculators, budget planners, and first home buyer guides. Genuinely useful, free, and government-backed.
- Settlement Services International (SSI): Housing support for newly arrived migrants and refugees, especially in NSW.
- HomeGround Real Estate: A social enterprise real estate agency in Victoria that helps people facing housing insecurity find stable rentals.
- realestate.com.au and Domain: The two main property listing sites in Australia. Set up alerts for suburbs and price ranges you're targeting.
- Flatmates.com.au: Best platform for share housing if you're not ready to rent solo.
Frequently Asked Questions
Can I rent a home in Australia without a rental history?
Yes. It's harder, but far from impossible. Proof of employment, bank statements, a solid reference letter, and a well-put-together Snug or 1Form profile can compensate for a lack of rental history. Many new migrants successfully rent their first place with these alternatives.
What is a bond and how does it work?
A bond is a security deposit - usually 4 weeks rent - paid at the start of your tenancy. It's held by your state's tenancy authority (not the landlord directly). At the end of your lease, if the property is in good condition and rent is fully paid, you get the full bond back. If there's damage or unpaid rent, the landlord can make a claim against it through the tenancy authority.
Can new migrants access the First Home Owner Grant?
Most FHOG schemes require you to be an Australian citizen or permanent resident at settlement. Some states allow permanent residents to apply, but not those on temporary visas. Check the revenue office website for your state to confirm current eligibility rules before you apply.
What's the cheapest city to rent in Australia?
Adelaide is generally the most affordable capital for renters in 2025, followed by Perth. Brisbane remains cheaper than Sydney and Melbourne overall, though prices have risen in recent years. The biggest savings tend to come from choosing outer suburbs over inner-city areas, regardless of which city you're in.
How long does it take to buy a property in Australia?
The process typically takes 2-6 months from when you start seriously looking to settlement. Getting pre-approval from a lender usually takes 1-2 weeks. Once you exchange contracts on a property, settlement is usually 30-90 days. The timeline varies depending on the state and how competitive the market is.