Buying property in Australia from overseas: non-residents, Australians working overseas and New Zealand citizens

Last updated 6 November 2026 · Reviewed by 360 MMS Compliance

Can I buy property in Australia if I live overseas?

In many cases, yes. Australians on an overseas posting, New Zealanders with ties on both sides of the Tasman and overseas investors all buy property here. Two separate questions decide how it works for you: how you're treated for your loan, and whether you need foreign investment approval before you buy.

Non-resident, Australian overseas or New Zealand citizen: how are you treated?

Here's a summary of the three most common situations. It's general information only, and your own circumstances can change the answer.

Do I need FIRB approval to buy property in Australia?

It depends on who you are, not on the loan. Foreign investment approval comes from the Australian Government, residential applications are made through the ATO, and your home loan is a separate process. In general terms, according to foreigninvestment.gov.au:

• Australian citizens living abroad, holders of Australian permanent residency visas, and New Zealand citizens who hold, or are eligible for, a special category visa generally don't need to apply to buy residential property.
• Foreign persons, including temporary residents and non-residents, generally need approval before they buy.

There are exceptions and conditions, so ask your lawyer or conveyancer to confirm what applies to you before you sign a contract.

Can foreign buyers purchase an established home?

Generally not at the moment. The Australian Government has put a temporary restriction in place that generally stops foreign persons from buying established (existing) homes, with limited exceptions. Government policy is to channel foreign investment into new housing, so new dwellings and vacant land for building are treated differently, with conditions. The residential land guidance on foreigninvestment.gov.au sets out the current position and its exceptions.

Can I use income I earn overseas?

Yes, money you earn abroad can be taken into account. Your broker will assess your income and financial situation, and the lender will assess your application against its criteria. As with any home loan, the repayments need to be affordable for you.

Can I buy through a company or trust from overseas?

Not with these loans. Home loans for expats and non-residents are only for people borrowing in their own names, so a company or a trust can't be the borrower. Where you hold a visa, your broker also checks that it meets the lending criteria.

What are the pros and cons of buying in Australia from overseas?

Possible pros:

• You may be able to buy or refinance in Australia without moving back first.
• Income you earn overseas can be considered.
• New Zealand citizens working in New Zealand or Australia are treated as Australian citizens.
• Your broker can manage much of the process while you're abroad.

Possible cons:

• Loans for borrowers living overseas can carry extra fees or different pricing.
• Foreign persons generally need FIRB approval, and the temporary restriction generally stops them buying established homes.
• You can only borrow in your own name, not through a company or trust.
• Currency movements can change what your repayments cost in the currency you earn.

How do I apply from overseas, step by step?

1. Talk to your broker or our team. Share where you live and work, your citizenship or visa, how you're paid and the property you have in mind.
2. Check the FIRB position. If you're a foreign person, confirm with your lawyer or conveyancer whether you need approval before you sign a contract.
3. Gather your documents. Your broker tells you what's needed, including evidence of income earned overseas and how your identity can be confirmed.
4. The assessment. Your broker will assess your income and financial situation, and the lender will assess your application against its criteria, including whether the country you live in is accepted.
5. The offer. If your application is approved, you receive a loan offer and loan documents to read and sign.
6. Settlement. The loan settles, and your regular repayments begin.

How can 360 MMS help?

360 MMS is a mortgage manager. Its home and commercial loans are funded by wholesale institutional funders and arranged through accredited mortgage brokers or directly. If you're buying from abroad:

• We can help non-residents buying in Australia, and Australian citizens and permanent residents working overseas.
• We treat New Zealand citizens working in New Zealand or Australia as Australian citizens.
• Depending on the loan, you can buy, build or refinance a home to live in or rent out.
• Your broker confirms which category you fall into and whether the country you live in is accepted.
• Your broker sets out the rate, fees and charges, so you can weigh up the full cost before you commit.

FAQs

Sources and further reading:Foreign investment in Australia: Residential real estate · Foreign investment in Australia: Residential land · Moneysmart: Choosing a home loan

General information only. It doesn't take into account your objectives, financial situation or needs, and it isn't credit, tax or legal advice. All loans are subject to lending criteria, and fees and charges apply. Kuone Pty Ltd T/As 360 MMS (ABN 81 621 683 672), Australian Credit Licence 504193.