Authored by the expert who managed and guided the team behind the Australia Property Pack
Yes, the analysis of Brisbane's property market is included in our pack
If you are a foreigner thinking about buying property in Brisbane, you are probably wondering what you can actually purchase, what restrictions apply, and how the whole process works in 2026.
This guide breaks down everything from visa requirements to closing costs, so you can understand exactly what to expect before you start house-hunting in Brisbane.
We update this blog post regularly to reflect the latest rules and market conditions in Brisbane's property market.
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 Brisbane.
Insights
- Foreign buyers in Brisbane face an extra 8% stamp duty surcharge on top of regular transfer duty, which can push total closing costs to around 12% to 15% of the purchase price.
- The federal ban on established dwellings runs from April 2025 to March 2027, meaning most existing Brisbane houses and apartments are off-limits to foreign buyers right now.
- Brisbane mortgage rates for foreign borrowers typically sit between 6% and 7.2% per year, roughly 0.5% to 1.7% higher than rates offered to Australian residents.
- Absentee foreign owners renting out Brisbane property face an extra 3% land tax surcharge once taxable land value exceeds 350,000 AUD.
- Brisbane's median house price crossed 1 million AUD in late 2024, which means that 8% foreign buyer surcharge alone adds around 81,000 AUD to your purchase costs.
- The standard Brisbane property contract includes a 5-business-day cooling-off period, but this does not apply if you buy at auction.
- Foreign buyers must apply for federal approval before signing an unconditional contract, and skipping this step can result in forced sale orders and significant penalties.
- Brisbane flood and storm overlays can dramatically affect insurance premiums, with some suburbs paying two to three times more than others for similar properties.
What can I legally buy and truly own as a foreigner in Brisbane?
What property types can foreigners legally buy in Brisbane right now?
As of early 2026, foreign buyers in Brisbane are generally limited to purchasing new or off-the-plan apartments, newly built houses, and vacant residential land, while existing homes and resale units are largely restricted under federal rules.
The biggest limitation is the federal ban on established dwellings that runs from April 2025 to March 2027, which means most of Brisbane's existing housing stock, including older detached houses, townhouses, and resale apartments, is off-limits to foreign persons during this period.
If you do buy vacant land in Brisbane, you will typically need to start construction within a set timeframe, so this is not an option for buyers who just want to hold land without building.
New apartments are your most realistic pathway in inner Brisbane suburbs like South Brisbane, Newstead, and Fortitude Valley, where off-the-plan developments are common and explicitly marketed to foreign investors.
Finally, please note that our pack about the property market in Brisbane is specifically tailored to foreigners.
Can I own land in my own name in Brisbane right now?
Yes, Australia allows foreign buyers to hold freehold land in their own name in Brisbane, and you will be registered on the title through Titles Queensland just like any local buyer.
The catch is not about ownership mechanics but about permission: you must first be approved to buy that specific property under federal foreign investment rules before you can actually acquire it.
This means you can own new builds, off-the-plan apartments, or approved vacant land in your own name, but the established dwelling ban currently blocks you from acquiring most existing Brisbane properties regardless of how you want to hold title.
As of 2026, what other key foreign-ownership rules or limits should I know in Brisbane?
As of early 2026, the biggest extra cost foreign buyers face in Brisbane is Queensland's Additional Foreign Acquirer Duty of 8%, which is charged on top of the standard transfer duty and applies to all residential land purchases by foreign persons.
Brisbane does not have a foreign ownership quota system for apartments or condos like some Asian markets, so you will not be blocked from buying because too many foreigners already own units in a building.
However, you must apply for foreign investment approval through the ATO before signing an unconditional contract, and this application process is a formal requirement that cannot be skipped or done after the fact.
The April 2025 to March 2027 established dwelling ban is the most significant recent regulatory change, and it dramatically limits what foreign buyers can purchase in Brisbane until the ban window closes.
What's the biggest ownership mistake foreigners make in Brisbane right now?
The single biggest mistake foreign buyers make in Brisbane right now is signing a contract or going unconditional on an established property without realizing that existing homes are banned for foreign purchasers until March 2027.
If you make this mistake, you could face forced divestment orders, significant financial penalties, and the loss of your deposit, so getting the property type wrong is extremely costly in Brisbane's current regulatory environment.
Other classic pitfalls include budgeting only for standard stamp duty and missing the extra 8% foreign acquirer surcharge, or assuming that a visa or cash purchase somehow exempts you from the federal approval requirement.
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 Brisbane?
Do I need a specific visa to buy property in Brisbane right now?
You do not need a specific visa to buy property in Brisbane, and you can technically purchase on a tourist visa, but you still must comply with federal foreign investment rules which restrict what property types you can buy regardless of your visa status.
The most common administrative blocker for foreign buyers without local residency is the requirement to obtain federal approval before signing an unconditional contract, and this applies whether you are on a tourist visa, temporary resident visa, or living overseas.
You do not strictly need an Australian Tax File Number before signing a contract in Brisbane, but you will need one quickly if you plan to rent out the property or lodge Australian tax returns on any income.
Typical documents a foreign buyer must present include passport identification, proof of visa status, FIRB approval documentation, and evidence of funds, along with any documents your solicitor or lender requires.
Does buying property help me get residency and citizenship in Brisbane in 2026?
As of early 2026, buying property in Brisbane does not by itself give you Australian residency or citizenship, so there is no "buy a house, get a visa" pathway in Australia.
Australia does have investment-related visa streams, but these require complying investments and meeting specific eligibility criteria that go well beyond simply purchasing a residential property.
If you want permanent residency, the main pathways are skilled migration visas, employer sponsorship, or family visas, none of which are triggered by property ownership in Brisbane.
Can I legally rent out property on my visa in Brisbane right now?
Your visa status does not directly block you from renting out a Brisbane property, but if you bought new or off-the-plan with FIRB approval, you are generally allowed to rent it out subject to any conditions attached to your approval.
You do not need to live in Australia to rent out your Brisbane property, and most foreign owners manage their rentals remotely through local property managers, but you will be taxed as a non-resident on that rental income.
If you are classified as an absentee for Queensland tax purposes, you will also face a 3% land tax surcharge on taxable land value above 350,000 AUD, which adds a significant ongoing cost compared to local resident landlords.
We cover everything there is to know about buying and renting out in Brisbane here.
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How does the buying process actually work step-by-step in Brisbane?
What are the exact steps to buy property in Brisbane right now?
The typical sequence in Brisbane starts with confirming you are eligible for the property type, then lining up a solicitor and lender, applying for foreign investment approval, making an offer and signing the REIQ contract, completing due diligence during the cooling-off period, and finally settling with funds transfer and title registration.
You do not usually need to be physically present in Brisbane to buy property, as most buyers sign electronically and use a lawyer or authorized representative to handle the steps on the ground.
The step that typically makes the deal legally binding in Brisbane is when the cooling-off period expires or is waived, or when you go unconditional by removing all contract conditions like finance and building inspection.
From accepted offer to final title registration, Brisbane transactions typically take around 30 to 90 days, depending on whether you are buying an existing property type you are eligible for or an off-the-plan apartment with a longer settlement window.
We have a document entirely dedicated to the whole buying process our pack about properties in Brisbane.
Is it mandatory to get a lawyer or a notary to buy a property in Brisbane right now?
A notary is not required for standard Brisbane residential purchases, but Queensland's own consumer guidance strongly recommends independent legal advice, and in practice most transactions run through a solicitor or conveyancing lawyer.
In Brisbane, a solicitor handles contract review, due diligence searches, and settlement, while notaries are generally only involved if you need documents certified for overseas use, so the solicitor is your main professional.
One key item to include in your lawyer's scope is ensuring your contract has a properly drafted "subject to FIRB approval" condition if you have not yet received your foreign investment clearance before signing.
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 Brisbane?
How do I verify title and ownership history in Brisbane right now?
The official registry to verify title and ownership in Brisbane is Titles Queensland, where you or your solicitor can order a title search that shows the current registered owner, lot and plan details, and any registered interests.
The key document to request is the Current Title Search, which confirms who legally owns the property and what encumbrances like mortgages or easements are registered against it.
Brisbane solicitors typically check ownership history going back at least 30 years to identify any patterns of rapid sales, disputes, or irregularities that might indicate problems.
A clear red flag that should stop or pause your purchase is an unregistered caveat, an ongoing legal dispute over ownership, or a registered mortgage that the seller cannot demonstrate will be discharged at settlement.
You will find here the list of classic mistakes people make when buying a property in Brisbane.
How do I confirm there are no liens in Brisbane right now?
The standard way to confirm there are no liens or encumbrances on a Brisbane property is to order a Current Title Search through Titles Queensland, which shows all registered interests including mortgages, caveats, and easements.
One common type of encumbrance to specifically ask about in Brisbane is unpaid body corporate levies if you are buying an apartment or townhouse, as these can transfer to the new owner and are not always visible on the title.
The best written proof of lien status is the Current Title Search combined with a body corporate records search for strata properties and a rates search from Brisbane City Council confirming no outstanding amounts.
How do I check zoning and permitted use in Brisbane right now?
The authority to check zoning and permitted use in Brisbane is Brisbane City Council, which provides online planning maps and zoning certificates that show what the property can legally be used for.
The document that confirms zoning classification is the Brisbane City Plan zoning map, which you can access online or request as a formal certificate through council.
A common zoning pitfall foreign buyers miss in Brisbane is flood and storm overlays, which can dramatically affect insurance costs and future development potential, with some inner suburbs like parts of West End and Rocklea having significant flood constraints that vary street by street.
Buying real estate in Brisbane 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 Brisbane, and on what terms?
Do banks lend to foreigners for homes in Brisbane in 2026?
As of early 2026, yes, some Australian banks do lend to foreign buyers for Brisbane properties, but the options are narrower and the terms are stricter than what Australian residents receive.
Foreign borrowers in Brisbane typically see loan-to-value ratios ranging from 50% to 70%, meaning you will need a deposit of at least 30% to 50% compared to the 10% to 20% deposits common for local buyers.
The most common eligibility requirement determining whether a foreigner qualifies is proof of stable income, and many lenders specifically require Australian-sourced income or will apply extra scrutiny and risk buffers to foreign currency earnings.
You can also read our latest update about mortgage and interest rates in Australia.
Which banks are most foreigner-friendly in Brisbane in 2026?
As of early 2026, the banks most commonly mentioned as foreigner-friendly for Brisbane mortgages include HSBC Australia, ANZ, and several specialist non-bank lenders that regularly process foreign income applications.
What makes these lenders more foreigner-friendly is their established policy frameworks for assessing non-Australian income and their willingness to work with buyers who do not have local credit history.
However, most of these lenders are more restrictive with non-residents who live overseas and have no Australian presence, often requiring larger deposits or higher rates compared to temporary residents living in Australia.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Brisbane.
What mortgage rates are foreigners offered in Brisbane in 2026?
As of early 2026, foreign buyers in Brisbane typically receive mortgage interest rates between 6% and 7.2% per year, which is roughly 0.5% to 1.7% higher than the broad market rate of around 5.5% for Australian owner-occupiers.
Fixed-rate mortgages for foreigners in Brisbane usually carry a small premium over variable rates, but the gap has narrowed, and both options are available depending on your lender and risk profile.
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 Brisbane?
What are the total closing costs as a percent in Brisbane in 2026?
For a foreign buyer in Brisbane in 2026, total closing costs typically run between 12% and 15% of the purchase price, which is roughly double what a local Australian buyer would pay.
The realistic range depends on your purchase price and property type, with apartment buyers at lower price points often landing closer to 12% and house buyers at higher prices sometimes reaching 14% to 15% all-in.
The specific fee categories making up Brisbane closing costs include transfer duty, the 8% Additional Foreign Acquirer Duty, legal and conveyancing fees, building and pest inspections, title registration, and lender fees if you are borrowing.
The single biggest contributor is the combination of transfer duty and the 8% AFAD, which together account for around 11% to 12% of the purchase price for foreign buyers, dwarfing all other fees.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Brisbane.
What annual property tax should I budget in Brisbane in 2026?
As of early 2026, a typical owner-occupied Brisbane home attracts council rates starting from around 900 AUD per year (roughly 580 USD or 530 EUR) at the minimum, with most standard properties paying between 1,800 and 3,200 AUD per year (1,150 to 2,050 USD or 1,050 to 1,870 EUR) once property valuations and service charges are factored in.
Brisbane City Council rates are calculated based on your property's land valuation combined with fixed charges for services like waste collection, so your actual bill depends on where your property sits and what services apply.
How is rental income taxed for foreigners in Brisbane in 2026?
As of early 2026, foreign residents earning rental income in Brisbane are taxed at marginal rates starting at 32.5% on the first dollar earned, with no tax-free threshold, which means effective rates on net rental profit typically range from 32.5% to 45% depending on your total Australian income.
Foreign owners must lodge an Australian tax return declaring gross rent and allowable expenses, and your property manager may also be required to withhold tax from rental payments if you do not have appropriate clearances.
What insurance is common and how much in Brisbane in 2026?
As of early 2026, annual building insurance for a typical Brisbane house runs between 1,800 and 3,800 AUD per year (1,150 to 2,450 USD or 1,050 to 2,220 EUR), with significant variation based on location and flood exposure.
The most common coverage Brisbane owners carry is combined building and contents insurance for houses, while apartment owners typically only need contents cover since building insurance is included in body corporate levies.
The biggest factor driving Brisbane insurance premiums up or down is flood and storm risk, with properties in low-lying suburbs or designated flood zones sometimes paying two to three times more than similar homes in elevated areas.
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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 Brisbane, 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 |
|---|---|---|
| Australian Taxation Office - Property Types | Official government agency administering foreign investment residential applications. | We used it to define what foreign buyers can and cannot purchase. We anchored the April 2025 to March 2027 established dwelling ban information from this source. |
| ATO - Residential Property Application | Official approval pathway documentation for foreign residential purchases. | We used it to describe the approval-before-contract requirement. We also referenced it for consequences of incorrect application timing. |
| FIRB Guidance Note 1 | Treasury's official interpretive guidance for foreign investment rules. | We used it to explain how FIRB treats residential purchases. We cross-checked it with ATO rules to ensure January 2026 accuracy. |
| Queensland Revenue Office - Transfer Duty | Queensland Treasury's official duty schedule for property transfers. | We used it to calculate closing cost percentages and worked examples. We confirmed the 8% AFAD rate from this source. |
| Queensland Revenue Office - Absentee Land Tax | Official rules for absentee land tax thresholds and surcharges. | We used it to quantify the 3% absentee surcharge. We built the ongoing costs section for investors around these rules. |
| Brisbane City Council Budget 2025-26 | Official council budget document with rates and charges information. | We used it to ground Brisbane-specific council rates figures. We avoided vague estimates by using published minimum rate figures. |
| Queensland Government - Cooling-off Period | Official state consumer-legal guidance for residential contracts. | We used it to describe the 5-business-day cooling-off period. We structured the step-by-step buying process around this guidance. |
| Titles Queensland | Official Queensland land titles registry service. | We used it to explain title verification and ownership checks. We anchored the due diligence section around their search processes. |
| Queensland Law Society - REIQ Contracts | Peak professional body for solicitors publishing contract guidance. | We used it to confirm REIQ/QLS contracts are market standard. We explained how foreign-buyer conditions fit into these templates. |
| Reserve Bank of Australia - Interest Rates | Australia's central bank publishing system-wide lending rate data. | We used it as the neutral baseline for mortgage rate discussions. We adjusted for non-resident margins based on this foundation. |
| ATO - Foreign Resident Tax Rates | Official income tax rate schedule for foreign residents. | We used it to explain rental income taxation without tax-free threshold. We kept rental tax examples consistent with official brackets. |
| Department of Home Affairs | Official Australian immigration authority for visa information. | We used it to confirm property purchase does not grant residency. We referenced it to explain investment visa requirements separately. |
| Domain | Major Australian property data provider with median price reporting. | We used their Brisbane median price figures for worked examples. We calculated realistic duty amounts based on these price points. |
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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