Authored by the expert who managed and guided the team behind the Australia Property Pack
Everything you need to know before buying real estate is included in our Australia Property Pack
Australia has strict rules about what foreigners can buy, and Adelaide is no exception.
This guide explains exactly what you can and cannot purchase as a foreign buyer in Adelaide in January 2026, including visa requirements, taxes, and the step-by-step buying process.
We constantly update this blog post to reflect the latest regulations and market conditions.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Adelaide.
Insights
- Foreign buyers in Adelaide face a 7% surcharge on top of normal stamp duty, meaning a AUD 1 million property triggers an extra AUD 70,000 in state taxes alone.
- Australia's established-dwelling ban runs from April 2025 to March 2027, so most character homes in Adelaide's inner suburbs like Unley and Norwood are off-limits to foreign buyers right now.
- The FIRB application fee for a new dwelling under AUD 1 million is AUD 15,100 in 2025-26, which many buyers forget to budget for upfront.
- Foreign owners must file an annual vacancy fee return with the ATO, even if the property is rented out, or risk penalties.
- Total closing costs for foreign buyers in Adelaide typically range from 12% to 18% of the purchase price, compared to just 5% to 7% for local buyers.
- Rental income earned by foreign tax residents in Adelaide is taxed at 30% from the first dollar, with no tax-free threshold available.
- Buying property in Adelaide does not grant any residency or citizenship rights, as Australia keeps immigration and property ownership as completely separate systems.
- Foreign borrowers in Adelaide typically need 20% to 40% deposit and can expect to pay 0.25% to 0.75% higher interest rates than comparable local borrowers.
- New-build stock is concentrated in areas like Adelaide CBD, Bowden, and Hindmarsh, while inner suburbs like Prospect and Hyde Park are mostly established homes that foreigners cannot currently buy.
What can I legally buy and truly own as a foreigner in Adelaide?
What property types can foreigners legally buy in Adelaide right now?
In Adelaide in January 2026, foreign buyers can generally only purchase new dwellings, off-the-plan apartments, new townhouses, and vacant residential land with a build requirement, because Australia currently bans foreign persons from buying established (second-hand) homes.
The single most important condition is that you must obtain foreign investment approval before you commit to buying, and for vacant land, you will typically be required to complete construction within a set timeframe.
This means that shiny new CBD apartments or brand-new townhouses in areas like Bowden are usually purchasable with approval, but charming 1920s character bungalows in suburbs like Unley or Norwood are generally not available to foreign buyers during the current ban period.
The established-dwelling ban runs from 1 April 2025 to 31 March 2027, so if you have your heart set on an older home in Adelaide, you will need to wait or explore whether any narrow exceptions might apply to your situation.
Finally, please note that our pack about the property market in Adelaide is specifically tailored to foreigners.
Can I own land in my own name in Adelaide right now?
Yes, Australia and South Australia have normal real ownership (title) systems, so when you buy an eligible property in Adelaide, you can hold legal title in your own name.
However, this only applies to property types you are actually allowed to purchase as a foreign person, and you must first obtain foreign investment approval before acquiring an interest in residential land.
Once you own the property, your ownership is recorded through South Australia's land-title registry system, and your conveyancer will access title information through Land Services SA to confirm everything is properly registered.
As of 2026, what other key foreign-ownership rules or limits should I know in Adelaide?
As of early 2026, the foreign-ownership rules that most often catch buyers off guard in Adelaide are the substantial upfront fees, the 7% foreign ownership surcharge on residential land, and the annual vacancy fee reporting requirement that applies even if your property is rented out.
There is no specific foreign-ownership quota for apartments or condos in Adelaide like you might find in some Asian countries, but if you buy in a strata or community title building, you must follow the building's bylaws and pay levies like any other owner.
Foreign buyers must apply for foreign investment approval before purchasing, and the FIRB application fee for a new dwelling or vacant land up to AUD 1 million is AUD 15,100 in 2025-26, with higher fees applying to more expensive properties.
The most notable recent regulatory change is the established-dwelling purchase ban that took effect on 1 April 2025 and runs until 31 March 2027, which blocks most foreign buyers from purchasing existing homes in Adelaide during this period.
What's the biggest ownership mistake foreigners make in Adelaide right now?
The biggest ownership mistake foreigners make in Adelaide in January 2026 is signing a contract or paying a large deposit for an established dwelling without realizing that the current ban means they cannot legally complete the purchase.
If you make this mistake, you could lose your deposit, face forced sale proceedings, incur substantial penalties, and still be liable for the 7% foreign ownership surcharge and other fees that do not disappear just because you misunderstood the rules.
Other classic pitfalls in Adelaide include underestimating the total closing costs (which can reach 15% or more for foreigners), failing to budget for the FIRB application fee, forgetting about the annual vacancy fee return, and falling in love with beautiful character homes in inner suburbs like North Adelaide or Hyde Park that are simply not purchasable during the ban period.
We have made this infographic to give you a quick and clear snapshot of the property market in Australia. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which visa or residency status changes what I can do in Adelaide?
Do I need a specific visa to buy property in Adelaide right now?
You do not need a specific "property-buyer visa" to purchase property in Adelaide, but what matters is whether you are classified as a "foreign person" under Australia's foreign investment rules, because foreign persons must obtain approval and can only buy eligible property types like new dwellings or vacant land.
The most common administrative requirement that blocks foreign buyers is failing to obtain foreign investment approval before committing to the purchase, which is a step that must happen regardless of your visa type.
You should plan on needing Australian tax identifiers during the buying process, and once you own property or earn rental income, you will need a Tax File Number (TFN) to lodge returns and comply with ATO reporting requirements like the annual vacancy fee return.
Foreign buyers typically need to present identity documents, proof of foreign investment approval, evidence of funds, and tax residency declarations, and your conveyancer and bank will guide you through exactly what is required for your specific situation.
Does buying property help me get residency and citizenship in Adelaide in 2026?
As of early 2026, buying a residential property in Adelaide does not, by itself, give you any residency or citizenship rights in Australia, because property ownership and immigration are completely separate systems.
Australia does not have a golden visa or investor visa program that grants residency based on purchasing residential real estate, unlike some other countries.
If you want to live in Australia, you will need to qualify through other pathways such as skilled migration, family sponsorship, business innovation visas, or study visas, none of which are connected to buying a home in Adelaide.
Can I legally rent out property on my visa in Adelaide right now?
If you legally own an eligible property in Adelaide, you can generally rent it out regardless of your visa status, with the main compliance requirement being that foreign owners must file an annual vacancy fee return with the ATO showing the property was occupied or genuinely available for rent.
You do not need to live in Australia to rent out your Adelaide property, but if you are abroad, you will typically appoint a local property manager to handle tenants, comply with South Australian tenancy laws, and manage any strata requirements if applicable.
Foreign owners should also know that rental income earned by foreign tax residents is taxed at 30% from the first dollar with no tax-free threshold, and you must lodge Australian tax returns declaring this income and any allowable deductions.
We cover everything there is to know about buying and renting out in Adelaide here.
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How does the buying process actually work step-by-step in Adelaide?
What are the exact steps to buy property in Adelaide right now?
The typical Adelaide buying process follows this sequence: choose an eligible property type, apply for foreign investment approval, make an offer and sign a contract with conditions, receive the vendor's Form 1 statement and use your cooling-off period if needed, have your conveyancer run searches and prepare for settlement, then complete electronic settlement and register ownership.
You do not necessarily need to be physically present for most steps because South Australia uses electronic settlement and your conveyancer can act on your behalf, though you may need to arrange certified identity documents or a power of attorney for bank lending and signing requirements.
The step that typically makes the deal legally binding is when the cooling-off period ends (usually two clear business days after receiving the Form 1 in South Australia), because after that point both buyer and seller are committed unless a contract condition fails.
The typical end-to-end timeline from accepted offer to final settlement in Adelaide is usually 4 to 12 weeks, depending on contract terms, finance approval, and whether any conditions need to be satisfied.
We have a document entirely dedicated to the whole buying process our pack about properties in Adelaide.
Is it mandatory to get a lawyer or a notary to buy a property in Adelaide right now?
In Adelaide, a notary is not required because Australian residential purchases do not work like civil law notary countries, but the South Australian Government explicitly expects both buyer and seller to engage their own conveyancer or solicitor to handle the legal process and settlement.
The key difference is that in South Australia there is no "notary role" in property transactions, and instead a conveyancer or solicitor prepares documents, runs searches, handles the Form 1, and manages electronic settlement on your behalf.
One key item that should be explicitly included in your conveyancer's scope is verifying that you have obtained proper foreign investment approval before exchange, because this protects you from inadvertently committing to a property you are not legally allowed to buy.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Australia versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What checks should I run so I don't buy a problem property in Adelaide?
How do I verify title and ownership history in Adelaide right now?
In Adelaide, your source of truth for verifying title and ownership history is Land Services SA, which is the official land-title registry for South Australia.
The single key document you should request is a current title search, which shows the legal owner, the title type (Torrens, strata, or community), lot and plan details, and any registered interests like mortgages or easements.
A realistic look-back period for ownership history checks in Adelaide is typically 20 to 30 years, which allows you to spot patterns of frequent sales, disputes, or any historical issues that might affect the property.
One clear red-flag finding that should stop or pause a purchase is discovering unresolved caveats, ongoing disputes, or multiple rapid ownership changes in a short period, because these can signal legal problems you do not want to inherit.
You will find here the list of classic mistakes people make when buying a property in Adelaide.
How do I confirm there are no liens in Adelaide right now?
In Adelaide, the standard way to confirm there are no liens or encumbrances is to have your conveyancer order a title search from Land Services SA, which shows all registered interests including mortgages, caveats, and easements affecting the property.
One common type of encumbrance that buyers should specifically ask about is outstanding land tax obligations, because unpaid land tax can follow the property, and your conveyancer should obtain a land tax certificate as part of settlement.
The single best form of written proof that shows lien status is the official title search combined with a vendor's Form 1 statement, which is legally required to disclose encumbrances and other matters affecting the sale.
How do I check zoning and permitted use in Adelaide right now?
In Adelaide, you should check zoning and permitted use through South Australia's official planning and land information systems, which are accessible via the SA.GOV.AU property research hub that links to mapping tools and planning overlays.
The single document or map reference that confirms zoning classification is the relevant Development Plan or Planning and Design Code zone map for your property's address, which shows what uses are permitted, restricted, or prohibited.
One common zoning pitfall that foreign buyers frequently miss in Adelaide is assuming they can run a short-stay rental or home business without checking whether the zoning and any strata bylaws actually allow it, because many residential zones have restrictions that are not obvious until you look.
Buying real estate in Adelaide can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Can I get a mortgage as a foreigner in Adelaide, and on what terms?
Do banks lend to foreigners for homes in Adelaide in 2026?
As of early 2026, yes, Australian banks do lend to foreigners for homes in Adelaide, but it is meaningfully harder than for residents, with stricter terms, more documentation, and a smaller pool of willing lenders.
The realistic loan-to-value (LTV) range that foreign borrowers most commonly see in Adelaide is 60% to 80%, meaning you will typically need a deposit of 20% to 40% compared to the 10% to 20% that many Australian residents can access.
The single most common eligibility requirement that determines whether a foreigner qualifies is demonstrating acceptable income, because banks heavily scrutinize foreign income sources, apply exchange-rate haircuts, and may require income to be in an acceptable currency or from an approved country.
You can also read our latest update about mortgage and interest rates in Australia.
Which banks are most foreigner-friendly in Adelaide in 2026?
As of early 2026, the most foreigner-friendly banks for mortgages in Adelaide are typically the big four (Commonwealth Bank, Westpac, NAB, ANZ) plus local players like BankSA and Bendigo Adelaide Bank, because these institutions have established teams and processes for handling visa holders and overseas income.
The single most important feature that makes these banks more foreigner-friendly is that they have dedicated international or expatriate lending teams who understand foreign income documentation, visa categories, and the additional compliance requirements that apply to non-resident borrowers.
These banks will sometimes lend to non-residents who are not living in Australia, but typically with stricter terms such as lower LTV ratios, higher interest rates, and requirements that income come from approved countries or be in major currencies like USD, GBP, or EUR.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Adelaide.
What mortgage rates are foreigners offered in Adelaide in 2026?
As of early 2026, foreign borrowers in Adelaide can expect variable mortgage rates in the range of 6.0% to 7.5%, while fixed rates for 2 to 3 year terms typically fall between 5.9% and 6.8%, with the exact rate depending on your deposit size, income source, and residency status.
The typical difference is that variable rates offer more flexibility but currently sit slightly higher than fixed rates, while fixed rates lock in your repayments but may include break costs if you refinance early, and foreign borrowers often pay a premium of 0.25% to 0.75% above what comparable local borrowers would receive.
We made this infographic to show you how property prices in Australia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What will taxes, fees, and ongoing costs look like in Adelaide?
What are the total closing costs as a percent in Adelaide in 2026?
For a foreign buyer in Adelaide in 2026, you should budget total closing costs of approximately 15% of the purchase price, because the 7% foreign ownership surcharge and FIRB application fee add substantially to what local buyers pay.
The realistic low-to-high closing-cost range for foreign buyers in Adelaide is 12% to 18%, depending on the property price, whether you are buying new or vacant land, and your specific conveyancing and lending costs.
The specific fee categories that make up total closing costs in Adelaide include normal stamp duty (transfer duty), the 7% foreign ownership surcharge, the FIRB application fee, conveyancing and solicitor fees, title registration and lodgement fees, and property searches.
The single biggest contributor to closing costs for foreign buyers is usually the 7% foreign ownership surcharge, which on a AUD 1 million property alone amounts to AUD 70,000 before you add any other fees.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Adelaide.
What annual property tax should I budget in Adelaide in 2026?
As of early 2026, you should budget approximately AUD 3,400 per year (around USD 2,100 or EUR 1,950) for a standard owner-occupied home in Adelaide, which covers council rates of about AUD 2,300 plus SA Water fixed charges and typical usage of about AUD 1,100, before insurance or strata levies.
In Adelaide, council rates are assessed based on the capital value of your property and vary by council area, while land tax applies mainly to investment properties and second homes rather than owner-occupied principal residences, which are generally exempt.
How is rental income taxed for foreigners in Adelaide in 2026?
As of early 2026, if you are a foreign resident for Australian tax purposes, your rental income from Adelaide property is taxed at 30% from the first dollar, with no tax-free threshold available, though you can claim allowable deductions like repairs, agent fees, interest, and depreciation.
Foreign owners must lodge an Australian tax return each year declaring their rental income and claiming any eligible deductions, and you will need an Australian Tax File Number (TFN) to do this properly and avoid higher withholding rates.
What insurance is common and how much in Adelaide in 2026?
As of early 2026, typical annual insurance premiums in Adelaide range from AUD 1,500 to AUD 2,500 (around USD 950 to USD 1,550 or EUR 880 to EUR 1,450) for building insurance on a detached house, plus AUD 300 to AUD 800 for contents insurance if applicable.
The single most common type of property insurance that owners carry in Adelaide is building insurance for houses and townhouses, while apartment owners in strata buildings typically rely on the body corporate's building policy and purchase their own contents and landlord insurance separately.
The biggest factor that makes insurance premiums higher or lower in Adelaide is the property's construction type and location risk profile, because older homes, flood-prone areas, and properties with certain building materials can cost significantly more to insure than standard brick construction in low-risk suburbs.
Get the full checklist for your due diligence in Adelaide
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Adelaide, we always rely on the strongest methodology we can, and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| FIRB Guidance Note 6 | It's the Australian Government's own policy guidance on foreign property purchases. | We used it to define which residential property types foreigners can purchase and the approval rules. We also used it to frame conditions like new-vs-established and vacant land build requirements. |
| Australian Taxation Office (Fees) | The ATO publishes the official FIRB fee schedule and policy notices. | We used it to state the FIRB application fees by price bracket for 2025-26. We also used it to confirm the established-dwelling purchase ban window active in January 2026. |
| RevenueSA (Foreign Ownership Surcharge) | RevenueSA is South Australia's tax authority and the source of truth for state surcharges. | We used it to state the 7% foreign ownership surcharge for residential land in South Australia. We also used it to explain that this surcharge is on top of normal stamp duty. |
| RevenueSA (Stamp Duty Calculator) | It's the official calculator maintained by the state revenue office. | We used it to ground how stamp duty is computed in practice and what inputs matter. We used it as the base layer for our closing-cost percentage estimate. |
| Land Services SA | It's the official provider for SA land-title services and property information. | We used it to anchor how you verify title and ownership and what registry sources you rely on. We used it to explain where proof of ownership comes from in South Australia. |
| SA.GOV.AU (Home Sales) | It's the South Australian Government's consumer-facing guide to buying a home. | We used it to outline core steps like offer, contract, and vendor statement. We used it to confirm the cooling-off concept in South Australia. |
| Law Handbook SA | It's a respected legal information service explaining SA law in plain English. | We used it to confirm the two clear business days cooling-off timing tied to the Form 1. We used it to add practical clarity about weekends and holidays. |
| ATO (Vacancy Fee Return) | It's the ATO's official compliance requirement for foreign owners of residential property. | We used it to highlight the annual reporting obligation many foreigners miss. We used it to explain the keep it occupied or genuinely available for rent concept. |
| ATO (Foreign Resident Tax Rates) | It's the ATO's official tax table for non-residents. | We used it to state how rental income is taxed if you're a foreign resident for tax purposes. We used it to avoid vague language about taxation. |
| RevenueSA (Land Tax) | It explains how SA land tax is assessed and what site value means. | We used it to clarify that land tax is based on unimproved land value, not purchase price. We used it to explain why many owner-occupiers pay no land tax on their principal home. |
| City of Adelaide (Rates) | It's the local council explaining how rates are calculated in the CBD council area. | We used it to explain what council rates are and how they're determined. We used it to support an annual-cost budget example for Adelaide properties. |
| SA Water (2025-26 Prices) | It's SA Water's official price schedule for the 2025-26 year. | We used it to budget the unavoidable fixed charge and typical usage charges for residential property. We used it to make ongoing-cost estimates specific to Adelaide. |
| Reserve Bank of Australia | The RBA publishes the official interest-rate statistical series for Australia. | We used it to anchor our mortgage-rate estimates to the national rate environment in early 2026. We used it as a reality-check against purely marketing-driven rate claims. |
| AustLII (Stamp Duties Act 1923) | This is the law itself, published in a reliable legal database. | We used it to legally anchor the surcharge rate of 7% and what it applies to. We used it to avoid relying on summaries when stating the rule. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Australia. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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