Authored by the expert who managed and guided the team behind the Australia Property Pack
Yes, the analysis of Canberra's property market is included in our pack
If you are thinking about moving to Canberra as an expat in 2026, this guide will give you everything you need to know about life, costs, jobs, and buying property in Australia's capital city.
We constantly update this blog post to make sure it reflects the latest data and the realities of living in Canberra right now.
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 Canberra.
Is Canberra a good place to live in 2026?
Is quality of life getting better or worse in Canberra in 2026?
As of early 2026, quality of life in Canberra is broadly stable with slight improvements, as the city benefits from government employment stability and slowing inflation pressures.
The factor that has improved most in Canberra over the past two to three years is inflation easing compared to the peak in 2023, which means everyday costs like groceries and utilities are no longer rising as aggressively as before.
However, housing affordability remains a persistent challenge in Canberra, with rental costs staying high even as price growth slows, and buying a home still requires significantly above-average income.
Are hospitals good in Canberra in 2026?
As of early 2026, hospitals in Canberra are generally good by Australian standards, with modern facilities and national accreditation, though public wait times for non-urgent specialist care can be lengthy like elsewhere in the country.
The hospitals most commonly used by expats in Canberra include The Canberra Hospital in Garran for public care, and private options like National Capital Private Hospital in Garran and Calvary John James Hospital in Deakin.
A standard GP consultation in Canberra in 2026 typically costs around AUD 90 to 110 (approximately USD 55 to 70 or EUR 50 to 65) if not bulk-billed, though Medicare-eligible patients may pay nothing at bulk-billing clinics.
Private health insurance is strongly recommended for expats in Canberra, especially for those on temporary visas who are not Medicare-eligible, and higher earners may face a Medicare Levy Surcharge if they lack appropriate hospital cover.
Are there any good international schools in Canberra in 2026?
As of early 2026, Canberra has around 11 IB-affiliated schools and several high-quality independent schools, making it unusually strong for a city of its size when it comes to international and expat-friendly education options.
The most reputable schools among expat families in Canberra include Canberra Grammar School in Red Hill, Canberra Girls Grammar School in Deakin, and the public Telopea Park School in Barton, which offers the International Baccalaureate pathway.
Annual tuition fees at independent schools in Canberra in 2026 typically range from AUD 20,000 to 35,000 per child (approximately USD 12,500 to 22,000 or EUR 11,500 to 20,000), with senior years often at the higher end plus additional costs for uniforms, devices, and activities.
Waitlists for popular schools like Telopea Park and top independents can be long, so applying 12 to 24 months ahead is a realistic planning assumption, though public schools in Canberra are generally high quality and a viable alternative for expat children in sought-after catchments.
Is Canberra a dangerous place in 2026?
As of early 2026, Canberra is one of Australia's safest capital cities, with crime rates below the national metropolitan average and a 1 in 23 chance of becoming a victim of crime, which is typical for the ACT.
The most common safety concerns for expats in Canberra are property crimes like theft from vehicles, domestic burglaries (which rose in some suburbs in 2024), and opportunistic theft in busy areas like Civic and Braddon after dark.
The safest neighborhoods for expats in Canberra include well-established Inner South suburbs like Griffith, Forrest, and Red Hill, as well as family-friendly areas like Forde, Aranda, and parts of Belconnen with strong community engagement.
Women can generally live alone safely in Canberra, especially in well-lit, central suburbs like Braddon, Kingston, and Dickson, though sensible precautions like living near the light rail corridor and avoiding poorly lit last-mile walks at night are commonly recommended.
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How much does everyday life cost in Canberra in 2026?
What monthly budget do I need to live well in Canberra in 2026?
As of early 2026, a single person needs approximately AUD 5,800 to 7,200 per month (around USD 3,600 to 4,500 or EUR 3,300 to 4,100) to live comfortably in Canberra, including rent in a central one or two bedroom unit.
For a modest but decent lifestyle in Canberra in 2026, a single person can manage on around AUD 4,000 to 5,000 per month (approximately USD 2,500 to 3,100 or EUR 2,300 to 2,900) by sharing accommodation or living in outer suburbs and cooking at home.
A more comfortable or upscale lifestyle in Canberra, such as renting a house, eating out regularly, and running a car, typically requires AUD 8,000 to 10,500 per month for a couple (approximately USD 5,000 to 6,600 or EUR 4,600 to 6,000).
Housing takes the largest share of any monthly budget in Canberra, typically consuming over 50% of net income, with late 2025 data showing average weekly rents around AUD 580 for units and AUD 775 for houses.
What is the average income tax rate in Canberra in 2026?
As of early 2026, a typical middle-income earner in Canberra on AUD 120,000 gross salary pays an effective tax rate of approximately 24.3% including the 2% Medicare levy, leaving around AUD 90,800 net per year.
Australia's 2025-26 tax brackets range from 0% for income up to AUD 18,200, then 16% up to AUD 45,000, 30% up to AUD 135,000, 37% up to AUD 190,000, and 45% above that, plus the Medicare levy applies to most residents.
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 kind of foreigners actually live in Canberra in 2026?
Where do most expats come from in Canberra in 2026?
As of early 2026, the top countries of origin for expats living in Canberra are England, China, India, New Zealand, and the United States, reflecting the city's role as a government and diplomatic hub.
Foreign-born residents make up approximately 30% of Canberra's population according to the latest Census data, which is higher than many Australian cities outside Sydney and Melbourne.
Expats from these top origin countries are drawn to Canberra primarily by government employment opportunities, diplomatic postings, university positions at ANU and UC, and defence or security-related contracting work.
The expat population in Canberra is predominantly working professionals rather than retirees or digital nomads, with most foreign residents employed in the public sector, policy, education, or professional services supporting government.
Where do most expats live in Canberra in 2026?
As of early 2026, expats in Canberra tend to cluster in the Inner North suburbs like Braddon, Turner, Ainslie, and Dickson, the Inner South embassy belt including Kingston, Griffith, Barton, and Deakin, and family-friendly areas like Belconnen and Gungahlin.
These neighborhoods attract expats because they offer short commutes to Civic and the Parliamentary Triangle, good access to the light rail corridor, walkable amenities, and proximity to international schools and embassies.
Emerging neighborhoods starting to attract more expats in Canberra include Gungahlin suburbs like Harrison and Franklin along the light rail extension, and parts of the Molonglo Valley which offer newer housing stock at slightly lower prices than the Inner North.
Are expats moving in or leaving Canberra in 2026?
As of early 2026, Canberra is experiencing a modest net inflow of expats, driven by continued demand for government and security-related professionals, though high housing costs are causing some potential newcomers to choose other Australian cities instead.
The main factor driving expats to move to Canberra right now is the stability of the government employment base, which provides economic predictability and professional opportunities that are harder to find in boom-bust private sector markets.
The main factor causing some expats to leave Canberra recently is housing sticker shock, with rents and property prices that feel disproportionate to the city's size and social scene, prompting some to relocate to Brisbane or regional areas.
Compared to similar destinations in the region like Sydney or Melbourne, Canberra's expat population growth is more gradual and less volatile, reflecting its niche appeal to those specifically seeking government, policy, or academic careers.
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What paperwork do I need to move to Canberra in 2026?
What visa options are popular in Canberra in 2026?
As of early 2026, the three most popular visa types for expats moving to Canberra are employer-sponsored skilled visas (now the Skills in Demand visa replacing the 482), skilled independent visas (subclass 189 and 190), and student visas with graduate pathways.
The most commonly used expat visa in Canberra requires applicants to have an occupation on the Skilled Occupation List, a positive skills assessment from an approved authority, competent English proficiency, and either employer sponsorship or sufficient points to receive an invitation.
Australia does not offer a specific digital nomad visa, but remote workers can explore options like sponsored work visas if they have an Australian employer, or the Global Talent visa for those with exceptional skills in priority sectors like tech or renewable energy.
The most popular skilled visas in Canberra typically grant initial stays of two to four years with pathways to permanent residency, and renewal or transition to permanent status depends on meeting employment, residency, and skills requirements.
How long does it take to get residency in Canberra in 2026?
As of early 2026, typical processing times for skilled visas range from three to six months for employer-sponsored pathways, while skilled independent visas can take longer depending on occupation demand and invitation rounds.
Common factors that can delay residency applications in Canberra include incomplete documentation, delays in skills assessments, security clearance requirements for certain government roles, and high demand for specific occupation categories.
Expats must typically live in Australia for four years as a permanent resident before becoming eligible for citizenship, though certain visa pathways may count time spent on qualifying temporary visas toward this requirement.
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.
How hard is it to find a job in Canberra in 2026?
Which industries are hiring the most in Canberra in 2026?
As of early 2026, the top three industries hiring in Canberra are public administration and policy (including federal and ACT government roles), IT and cybersecurity (driven by defence and national security needs), and healthcare (especially nursing and allied health positions).
It is realistic for expats to get hired in Canberra without speaking a language other than English, since English is the working language, though some government roles require Australian citizenship or security clearances that can limit options for recent arrivals.
The types of roles most accessible to foreign job seekers in Canberra are IT contractor positions, health professional roles, engineering and project management jobs in infrastructure, and professional services positions supporting government clients like consulting and legal work.
What salary ranges are common for expats in Canberra in 2026?
As of early 2026, typical salary ranges for expats working in Canberra span from AUD 90,000 to 180,000 per year (approximately USD 56,000 to 113,000 or EUR 52,000 to 103,000), depending on role, security clearance requirements, and specialization.
Entry-level and mid-level expat positions in Canberra typically pay AUD 80,000 to 130,000 per year (approximately USD 50,000 to 81,000 or EUR 46,000 to 75,000), with government roles following published pay scales and private sector roles varying by employer.
Senior or specialized expat roles in Canberra, particularly in cybersecurity, senior policy, program management, or technical consulting, typically pay AUD 130,000 to 200,000 or more per year (approximately USD 81,000 to 125,000 or EUR 75,000 to 115,000).
Employers in Canberra do sponsor work visas, but sponsorship is more common in sectors facing genuine skills shortages like health, tech, cyber, and engineering, while many government roles require Australian citizenship for security clearance reasons.
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What's daily life really like for expats in Canberra right now?
What do expats love most about living in Canberra right now?
Expats in Canberra most love the easy commutes, the abundance of green spaces and outdoor activities around Lake Burley Griffin, and the unusual stability that comes from government employment insulating the city from economic volatility.
The lifestyle benefit most frequently praised by expats in Canberra is the work-life balance, with short commutes (often under 20 minutes), generous public sector leave entitlements, and easy access to bushwalking, cycling, and weekend getaways to the coast or snow.
The practical advantage expats appreciate most in Canberra is the convenience of a planned city, including easy parking compared to Sydney or Melbourne, well-maintained infrastructure, reliable public transport on the light rail corridor, and minimal traffic congestion.
The social and cultural aspect that makes Canberra particularly enjoyable for expats is the tight-knit professional community where networking is easier than in larger cities, plus access to world-class cultural institutions like the National Gallery and vibrant food and wine scenes in suburbs like Braddon and Kingston.
What do expats dislike most about life in Canberra right now?
The top complaints from expats in Canberra are housing costs that feel high relative to the city's size and social scene, the difficulty of building a social network outside workplace circles, and cold, dry winters that last longer than many newcomers expect.
The daily inconvenience that frustrates expats most in Canberra is the city's car-dependent layout outside the light rail corridor, which means errands and socializing often require driving, and public transport coverage drops off significantly in outer suburbs.
The bureaucratic issue that causes the most headaches for expats in Canberra is navigating security clearance processes for government roles, which can take months and limit job options for those without Australian citizenship or permanent residency.
These frustrations are generally manageable rather than deal-breakers for most expats, especially those who prioritize stability and outdoor lifestyle over big-city nightlife and social variety.
What are the biggest culture shocks in Canberra right now?
The biggest culture shocks for expats moving to Canberra are the small-town feel despite being the national capital, the dominance of workplace-based social circles, and the realization that everyone seems to know everyone in professional networks.
The social norm that surprises newcomers most in Canberra is how much social life revolves around work connections and industry events, with fewer opportunities for anonymous big-city socializing and a strong expectation of professional networking at dinners and gatherings.
The aspect of daily routines that takes longest for expats to adjust to in Canberra is the early closing times for restaurants and shops compared to Sydney or Melbourne, with many venues shutting by 9pm on weeknights and limited late-night options outside Civic and Braddon.
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.
Can I buy a home as a foreigner in Canberra in 2026?
Can foreigners legally own property in Canberra in 2026?
As of early 2026, foreign property ownership in Canberra is allowed but restricted, requiring approval from the Foreign Investment Review Board (FIRB) and generally limiting purchases to new dwellings or vacant land rather than established homes.
The specific restrictions for foreigners buying property in Canberra include obtaining FIRB approval before purchase, paying application fees based on property value, and for temporary residents, a condition that the property be sold when the visa ends unless permanent residency is obtained.
Foreigners in Canberra can purchase new apartments, new houses, vacant land for development, and in limited cases, temporary residents can buy one established dwelling as their principal place of residence with FIRB approval, but cannot buy established investment properties.
By the way, we've written a blog article detailing the whole property buying process for foreigners in Canberra.
What is the average price per m² in Canberra in 2026?
As of early 2026, the average price per square meter for apartments in Canberra is approximately AUD 7,800 (around USD 4,900 or EUR 4,500) based on a median unit price of around AUD 600,000 and typical sizes of 75 to 85 square meters.
Property prices in Canberra have risen moderately over the past two to three years, with house prices up around 3 to 4% annually and unit prices showing slower growth, though the market remains expensive relative to most Australian cities outside Sydney.
Also, you'll find our latest property market analysis about Canberra here.
Do banks give mortgages to foreigners in Canberra in 2026?
As of early 2026, mortgages for foreigners in Canberra are available but limited, with most major Australian banks having restrictive policies for non-residents, meaning foreign buyers typically need to work with specialist lenders or mortgage brokers.
Banks and lenders known to offer mortgages to foreigners in Australia include NAB (for certain visa holders), and specialist brokers like Home Loan Experts and Odin Mortgage who focus on non-resident lending.
Typical mortgage conditions for foreigners in Canberra include larger deposits of 30 to 40% (compared to 20% for residents), interest rates around 6.5 to 8% (higher than resident rates), and maximum loan terms of 30 years with stricter income verification requirements.
Documents and eligibility requirements for foreigners seeking a mortgage in Canberra typically include FIRB approval, two years of tax returns, six months of bank statements, proof of income in an acceptable currency, and in some cases a credit history from the home country.
You can also read our latest update about mortgage and interest rates in Australia.
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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 Canberra, 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 Bureau of Statistics (ABS) Census | ABS is Australia's official statistics agency and the Census is the baseline dataset for demographics. | We used it to identify who lives in Canberra, including top countries of birth and household income benchmarks. We also verified expat neighborhood claims against actual population data. |
| SQM Research | SQM is a long-running Australian housing data provider with transparent rental indices. | We used it to anchor current weekly rent costs in Canberra for late 2025 and early 2026. We built realistic monthly budgets based on their rental data. |
| Domain Research | Domain is a major property platform with an established research team and regular reporting. | We used it to cross-check rental trends and understand the market story around affordability. We verified rent direction for houses versus units. |
| Australian Taxation Office (ATO) | ATO is the official tax authority and defines all tax brackets and Medicare levy rules. | We used it to calculate effective tax rates and net salaries for typical Canberra incomes. We explained why take-home pay differs from gross salary quotes. |
| Home Affairs Australia | Home Affairs is the decision-maker on visas and publishes official processing time estimates. | We used it to describe realistic residency timelines for expats planning their move. We set expectations based on official data rather than anecdotes. |
| AIHW MyHospitals | AIHW is Australia's national health data agency with standardized hospital benchmarking. | We used it to frame hospital quality using measurable performance indicators. We kept the healthcare section evidence-based rather than forum-based. |
| ACT Policing | ACT Policing publishes quarterly crime statistics for all Canberra suburbs. | We used it to ground the safety section with actual crime counts and trends. We identified which suburbs are safest based on reported incidents. |
| Jobs and Skills Australia | This is a federal government dataset tracking online job ads monthly by occupation. | We used it to verify which industries are hiring most in Canberra right now. We kept the jobs section grounded in data rather than hearsay. |
| APS Jobs | APS Jobs is the official gateway for Australian Public Service roles, Canberra's largest employer. | We recommended it as the essential platform for Canberra job hunting. We reflected Canberra's unique public sector-heavy labor market. |
| Foreign Investment Review Board (FIRB) | FIRB guidance notes are the official interpretation for foreign residential property rules. | We used it to explain when foreigners can buy established property and under what conditions. We made the property ownership section legally accurate. |
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.
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