Buying and owning property in Adelaide as a foreigner

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

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Adelaide. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At BambooRoutes, we explore the Australian real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Adelaide, Melbourne, and Sydney. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

Can foreigners actually buy property in Adelaide, and if so, how does it differ from what locals can buy?

Yes, foreigners can buy property in Adelaide, but face significant restrictions and additional requirements compared to Australian citizens and permanent residents.

As of September 2025, foreign buyers must obtain approval from the Foreign Investment Review Board (FIRB) before purchasing any residential property. The most significant restriction is that foreigners are generally banned from buying established (secondhand) residential properties in Adelaide, with very limited exceptions.

Foreigners can primarily purchase new developments, off-the-plan dwellings, or vacant land designated for residential development. This restriction aims to ensure foreign investment contributes to increasing Australia's housing stock rather than competing with locals for existing homes.

Temporary residents on certain visa types may purchase one established dwelling to live in as their primary residence, but must sell it when their visa expires or they leave Australia permanently.

It's something we develop in our Australia property pack.

Do the rules change depending on your nationality or visa type?

Visa status matters significantly more than nationality when determining property purchase rights in Adelaide.

Your specific visa classification determines what you can buy and under what conditions. Student visa holders and skilled worker visa holders (temporary residents) can purchase one established property for personal residence, while tourists and non-residents are restricted to new developments only.

Australian permanent residents and citizens face no restrictions and don't require FIRB approval. New Zealand citizens with Special Category Visas are treated similarly to Australian citizens for property purchases.

Joint purchases with an Australian spouse or permanent resident can sometimes bypass FIRB requirements, depending on ownership percentages and the Australian partner's contribution to the purchase.

Nationality itself doesn't create different rules - a German tourist faces the same restrictions as a Japanese tourist, but a German student visa holder has different rights than a German tourist.

Do you need to be a resident, or even physically present in Australia, to buy and own property?

No, you don't need to be an Australian resident or physically present in the country to buy and own property in Adelaide.

Foreign buyers can complete the entire purchase process remotely, provided they meet identification and compliance requirements. You'll need to open an Australian bank account, which can often be done before arrival through international banking relationships.

However, the property purchase process requires proper identification verification, which may involve certified document translation and apostille certification depending on your country of origin.

While physical presence isn't mandatory, being in Australia can simplify the process for property inspections, bank account opening, and meeting with legal professionals, especially for first-time buyers unfamiliar with the Australian property market.

What is the step-by-step process for a foreigner to purchase a property, and what documents are required?

The foreign property purchase process in Adelaide follows a specific sequence that differs from local purchases due to FIRB approval requirements.

Step	Action Required	Timeframe
1. FIRB Application	Apply online with fees and documentation	2-4 weeks
2. Bank Account Setup	Open Australian bank account for transactions	1-2 weeks
3. Legal Representation	Engage conveyancer or property lawyer	Immediate
4. Property Search	Identify suitable properties meeting FIRB criteria	Ongoing
5. Make Offer	Submit offer "subject to FIRB approval"	Immediate
6. Contract Signing	Sign contract and pay deposit (typically 10%)	After FIRB approval
7. Settlement	Complete final payment and property transfer	4-12 weeks

Essential documents include your passport and national ID, proof of visa status (if applicable), FIRB approval letter, proof of funds through bank statements or lender pre-approval, and all signed transaction documents.

Always make purchase offers conditional on FIRB approval to protect yourself legally, as contracts signed without approval can result in significant penalties.

Is it mandatory to hire a lawyer or conveyancer, and what role do they play in the transaction?

Hiring a conveyancer or property lawyer is essential in South Australia, as the legal complexities of property transactions require professional expertise.

Conveyancers handle routine property matters including contract review, title searches, compliance checks, and settlement representation. They ensure all legal requirements are met and protect your interests throughout the transaction process.

Property lawyers become necessary when complications arise, such as ownership disputes, complex financing arrangements, or unusual contract terms. They provide additional legal protection and can handle more sophisticated legal issues.

For foreign buyers, legal professionals are particularly valuable for navigating FIRB compliance, understanding foreign buyer obligations, and ensuring all documentation meets Australian legal standards.

Typical legal and conveyancing fees range from $1,500 to $3,000+, depending on property complexity and location.

Can foreigners access mortgages in Australia, what rates and conditions are common, and what tips help secure approval?

Foreign buyers can access mortgages in Australia, but face stricter conditions and higher costs compared to local borrowers.

Typical mortgage conditions for foreigners include lower loan-to-value ratios of 60-70% (compared to up to 95% for locals), higher interest rates starting around 7-8% per annum, and more rigorous income and asset verification requirements.

Fewer Australian banks lend to non-residents, with major lenders like Commonwealth Bank, Westpac, and ANZ offering foreign buyer programs under strict criteria.

1. **Prepare a substantial deposit** - Aim for 30-40% of purchase price2. **Document overseas income thoroughly** - Provide tax returns, employment contracts, and bank statements3. **Maintain clear credit history** - Obtain credit reports from your home country4. **Consider international banks** - Banks with presence in both your home country and Australia may offer better terms5. **Engage a mortgage broker** - Specialists in foreign buyer loans can navigate lender requirements6. **Show strong financial position** - Demonstrate multiple income sources and substantial assets

Loan application fees, valuation costs, and other mortgage-related expenses typically add $500-$1,500 to the purchase cost.

What taxes, fees, and ongoing costs should a foreign buyer expect, both at purchase and when reselling?

Foreign buyers face significantly higher costs than local purchasers due to additional taxes and surcharges imposed by Australian governments.

Purchase costs include the mandatory FIRB application fee ranging from $4,000 to $150,000 depending on property value, stamp duty of 4-5.5% of purchase price plus an additional 7% foreign buyer surcharge in South Australia.

Legal and conveyancing fees typically cost $1,500-$3,000+, while loan-related fees and property valuations add another $500-$1,500 to the transaction cost.

Ongoing ownership costs include annual land tax based on land value (with additional surcharges for non-residents), council rates, utilities, and property management fees if the property is tenanted.

When selling, foreign residents face capital gains tax obligations, which can be significant depending on the property's appreciation and ownership duration.

It's something we develop in our Australia property pack.

What are the common mistakes or pitfalls foreigners face when buying property in Adelaide?

The most critical mistake foreign buyers make is failing to obtain FIRB approval before signing purchase contracts, which can result in substantial penalties and forced property sales.

1. **Attempting to buy restricted property types** - Trying to purchase established dwellings when only eligible for new developments2. **Underestimating total costs** - Not budgeting for foreign buyer surcharges, FIRB fees, and higher interest rates3. **Skipping professional legal help** - Attempting to navigate the complex legal process without qualified conveyancers or lawyers4. **Missing conditional clauses** - Not including "subject to FIRB approval" conditions in purchase offers5. **Inadequate financing preparation** - Underestimating stricter lending criteria and longer approval processes6. **Ignoring ongoing obligations** - Temporary residents not understanding they must sell when their visa expires7. **Poor area selection** - Choosing locations without understanding rental yields, growth prospects, or local regulations

These mistakes can result in financial losses, legal complications, and missed investment opportunities in Adelaide's property market.

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.

Which areas in Adelaide are most attractive for foreigners to live, invest, or rent out, and why?

Eastern suburbs including Norwood, Burnside, and Unley are highly sought after by foreign buyers for their prestigious schools, parks, and established lifestyle amenities.

The inner CBD and North Adelaide attract foreign investors due to high rental demand, proximity to universities, and strong capital growth potential. These areas offer excellent investment opportunities with consistent tenant demand.

Coastal areas like Glenelg and Henley Beach appeal to foreign buyers seeking lifestyle properties, with strong tourism supporting both long-term and short-term rental markets.

Growth areas including Mawson Lakes and Prospect attract foreign students and young professionals, offering strong rental yields and future appreciation potential due to ongoing development and infrastructure improvements.

Torrens Park, Goodwood, and Walkerville are favored for their liveability scores, proximity to top schools, and strong community environments that appeal to families and long-term residents.

What does the latest data say about liveability, gross rental yields, rental demand, tourism numbers, and growth forecasts in Adelaide?

Adelaide consistently ranks among the world's most liveable cities, with high scores for education, healthcare, infrastructure, and cultural amenities as of September 2025.

Gross rental yields in Adelaide range from 4.5-5.5% for units and apartments in central and emerging suburbs, which compares favorably to Sydney and Melbourne yields of 3-4%.

Rental demand remains high, particularly near universities in areas like the City, Unley, and Mawson Lakes, driven by consistent international student enrollment and young professional migration.

Tourism numbers show consistent growth supporting short-term rental demand in CBD and coastal precincts, with Adelaide's wine regions and cultural attractions drawing domestic and international visitors.

Property growth forecasts indicate modest but stable appreciation, with Adelaide considered more affordable than Sydney and Melbourne while maintaining recent annual growth rates around 4-6%, making it attractive for long-term investment strategies.

How do property prices compare across Adelaide's main suburbs and regions, and what's the breakdown per area?

Suburb/Region	Median House Price (2025, AUD)	Median Unit Price (2025, AUD)
North Adelaide	$1.43 million	$670,000
Norwood/Burnside	$1.35-$1.70 million	$700,000+
Henley Beach	$1.41 million	$695,000
Glenelg	$1.22 million	$610,000
Adelaide CBD	$870,000	$560,000
Prospect	$850,000	$500,000
Mawson Lakes	$660,000	$425,000

These price variations reflect factors including proximity to the CBD, school quality, lifestyle amenities, and growth potential, with eastern suburbs commanding premium prices for established family areas.

Where do foreigners usually settle in Adelaide, and what makes those locations appealing?

Foreign residents typically concentrate in CBD, North Adelaide, Glenelg, and Mawson Lakes due to proximity to universities, business districts, and lifestyle amenities.

The CBD and North Adelaide attract foreign professionals working in finance, technology, and government sectors, offering walkability to offices, restaurants, and cultural venues.

International students gravitate toward areas near University of Adelaide and University of South Australia campuses, particularly in the CBD, Mawson Lakes, and inner suburbs with good public transport connections.

Eastern suburbs appeal to foreign families seeking high-quality schools and established neighborhoods, while coastal areas attract those prioritizing lifestyle and recreational amenities.

It's something we develop in our Australia property pack.

Foreign investors often choose properties near university hubs for consistent rental demand, while lifestyle buyers prefer coastal or eastern suburban locations for long-term living quality.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. BDO - Foreign Property Ownership Legal Requirements
2. Australian Taxation Office - Types of Property Foreign Persons Can Buy
3. Taxes for Expats - Can Foreigners Buy Property in Australia
4. NICH - Buying Property in Australia as a Foreigner 2025 Guide
5. Foreign Investment Review Board - Residential Land
6. Adelaide South - Foreign Buyers
7. Properstar - Australia Real Estate Guide
8. Eckermanns - Difference Between Conveyancer and Property Lawyer
9. Scammell & Co - Property Transfer Conveyancing
10. RevenueSA - Foreign Ownership Surcharge