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
Buying property as a foreigner in Canberra in 2026 comes with strict rules that can surprise even experienced investors.
Australia has temporarily banned foreign purchases of established homes until March 2027, which means your options are mostly limited to new or off-the-plan properties.
This article explains exactly what you can buy, the approval process, costs, and taxes you need to budget for 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.
Insights
- Foreign buyers in Canberra face a FIRB application fee of around 15,000 AUD for properties under 1 million AUD, which adds roughly 1.5% to your transaction costs before you even pay stamp duty.
- The temporary ban on established dwellings in Australia runs from April 2025 to March 2027, effectively pushing foreign buyers toward off-the-plan apartments in areas like Braddon, Belconnen, and Kingston Foreshore.
- Canberra uses a Crown lease system rather than traditional freehold, so you technically hold a long lease from the Territory rather than owning land outright, though day-to-day ownership feels the same.
- Foreign residents who rent out Canberra property pay tax at non-resident rates starting at 30% with no tax-free threshold, which is significantly higher than what Australian residents pay.
- Total closing costs for foreign buyers in Canberra typically range from 6% to 9% of the purchase price, driven largely by conveyance duty and the mandatory FIRB fee.
- Land tax in Canberra can add 2,500 to 7,000 AUD or more per year if the property is not your principal residence, which is the case for most foreign owners.
- Australia closed its Business Innovation and Investment Program (BIIP) to new applicants in July 2024, meaning there is no direct property-for-residency pathway available in 2026.
- Foreign borrowers in Canberra typically face mortgage rates between 6.2% and 7.2% per year, with deposits of 30% or more often required by lenders.
What can I legally buy and truly own as a foreigner in Canberra?
What property types can foreigners legally buy in Canberra right now?
As of early 2026, foreign buyers in Canberra can generally purchase new dwellings, off-the-plan apartments, and vacant residential land (with a requirement to build), but established homes that have been previously occupied are banned for most foreign persons until March 2027.
The most important legal condition is that you must obtain foreign investment approval from the Australian government before signing a contract, not after, which catches many buyers off guard.
In practice, this means your realistic options in Canberra right now are off-the-plan units in developing precincts like Braddon, Kingston Foreshore, and Belconnen, or new house-and-land packages in growth suburbs like Gungahlin, Whitlam, and Denman Prospect.
The approval process involves paying a substantial FIRB fee (around 15,000 AUD for properties up to 1 million AUD), and approval is not automatic, so you should factor in processing time when making offers.
Finally, please note that our pack about the property market in Canberra is specifically tailored to foreigners.
Can I own land in my own name in Canberra right now?
Yes, foreigners can hold property in their own name in Canberra, but the underlying land tenure is almost always Crown leasehold rather than outright freehold, which means you hold a long lease from the Territory government rather than permanent land title.
This leasehold system does not prevent you from buying, selling, or mortgaging the property in the normal way, and for most practical purposes your day-to-day ownership experience will feel identical to freehold in other Australian states.
When you buy a detached house in Canberra, you acquire the home plus the leasehold interest in the land, while apartments and townhouses are typically strata-titled with shared common property rights attached.
As of 2026, what other key foreign-ownership rules or limits should I know in Canberra?
As of early 2026, the biggest rule affecting foreign buyers in Canberra is the temporary national ban on established dwelling purchases that runs until March 2027, which overrides most other considerations and forces foreigners toward new or off-the-plan stock.
There is no foreign-ownership quota for apartments or condos in Canberra like you might find in some Southeast Asian countries, so if you are approved to buy a new apartment, you do not need to worry about building-level caps on foreign owners.
Foreign buyers must apply for approval through the Australian Taxation Office before purchasing, and you will receive a formal decision letter that your conveyancer will need at settlement.
The most notable recent regulatory change was the April 2025 ban on established dwellings, which temporarily removed the pathway for temporary residents and others to buy existing homes with approval, making this the strictest foreign investment period in recent Australian history.
What's the biggest ownership mistake foreigners make in Canberra right now?
The biggest mistake foreign buyers make in Canberra in January 2026 is falling in love with an established townhouse or house in a sought-after suburb like Griffith, Turner, or Dickson, paying a holding deposit, and then discovering the national ban on established dwellings blocks them entirely.
If you make this mistake, you risk losing your deposit, wasting legal fees, and damaging your relationship with the selling agent, all because you assumed the approval process was a formality rather than checking your eligibility first.
Another classic pitfall in Canberra is underestimating the FIRB application fee, which at around 15,000 AUD for properties under 1 million AUD is not a small admin charge but a meaningful transaction cost that should be budgeted alongside stamp duty and legal fees.
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 Canberra?
Do I need a specific visa to buy property in Canberra right now?
You do not need a special "property visa" to buy in Canberra, but your visa status determines whether you are classified as a "foreign person" under Australian law, which in January 2026 means you are subject to the established-dwelling ban and must obtain FIRB approval for any purchase you can make.
The single most common administrative requirement that blocks buyers without local residency is the FIRB approval itself, because without this approval in hand before you sign a contract, your purchase is technically illegal and can be unwound.
You do not strictly need a local tax file number (TFN) to sign a property contract in Canberra, but you will almost certainly need one once you start earning rental income, and your property manager will likely ask for your details early to set up compliant reporting.
A typical document set for a foreign buyer in Canberra includes your passport, proof of current visa status, FIRB approval letter, evidence of funds or mortgage pre-approval, and identity verification documents required under Australian anti-money laundering rules.
Does buying property help me get residency and citizenship in Canberra in 2026?
As of early 2026, buying residential property in Canberra does not by itself give you any residency or citizenship rights in Australia, so if you are hoping to use property ownership as an immigration pathway, you will be disappointed.
Australia closed its Business Innovation and Investment Program (BIIP) to new applications on 31 July 2024, which means the investor visa route that some buyers used to confuse with "buy property, get residency" is no longer available.
If you want to live in Canberra long-term, you will need to explore separate Home Affairs pathways based on work, skills, family sponsorship, or other qualifying criteria that have nothing to do with property ownership.
Can I legally rent out property on my visa in Canberra right now?
Your visa status does not generally prevent you from renting out a property you legally own in Canberra, as long as you obtained proper FIRB approval for the purchase and comply with any conditions attached to that approval.
You do not need to live in Australia to rent out your Canberra property, and many foreign owners manage their investments remotely through local property managers, which is common in Canberra's apartment-heavy rental market.
The most important thing foreign landlords must know is that rental income from Australian property must be declared on an Australian tax return, and as a foreign resident you will pay tax at non-resident rates with no tax-free threshold, which means your effective tax rate will be higher than a local landlord would pay.
We cover everything there is to know about buying and renting out in Canberra here.
Get fresh and reliable information about the market in Canberra
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
How does the buying process actually work step-by-step in Canberra?
What are the exact steps to buy property in Canberra right now?
The standard sequence to buy property in Canberra as a foreigner is: confirm you can buy that property type, apply for FIRB approval, shortlist properties, negotiate or reserve, have your conveyancer review the contract, exchange contracts, pay your deposit, get finance approval if borrowing, complete pre-settlement checks, settle, register title and pay duty, then set up utilities and insurance.
You do not need to be physically present in Canberra to complete most steps, because settlement can be handled remotely through your conveyancer or solicitor, and inspections can be done by a buyer's agent or inspector on your behalf.
The step that typically makes the deal legally binding in Canberra is the exchange of contracts, which is when both parties sign and the buyer usually pays a deposit, though cooling-off periods may apply depending on the contract terms.
A realistic end-to-end timeline from accepted offer to final registration in Canberra is around 6 to 12 weeks for a ready-to-settle property, but off-the-plan purchases can have settlement dates 1 to 3 years in the future depending on construction timelines.
We have a document entirely dedicated to the whole buying process our pack about properties in Canberra.
Is it mandatory to get a lawyer or a notary to buy a property in Canberra right now?
A notary is generally not part of standard residential conveyancing in Australia, and while using a lawyer or licensed conveyancer is not strictly mandatory in Canberra, the Department of Home Affairs explicitly signals that you will need to engage legal help for property purchase as a foreigner.
In Canberra specifically, a conveyancer handles the practical transaction work like title searches, contract review, and settlement coordination, while a property lawyer can provide broader legal advice on contract risks, lease purpose clauses, and dispute issues if they arise.
One key item that should be explicitly included in your lawyer or conveyancer engagement is a review of the Crown lease conditions and strata by-laws (for units and townhouses), because Canberra's leasehold system and strata rules can contain restrictions that affect how you use the property.
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 Canberra?
How do I verify title and ownership history in Canberra right now?
The official registry you should use to verify title and ownership history in Canberra is the ACT Land Titles Office, which maintains records of all registered interests, Crown lease details, and ownership transfers in the Australian Capital Territory.
The key document you need to request is a current title search (sometimes called a certificate of title or folio extract), which shows the registered proprietor, any mortgages or caveats, and the Crown lease particulars for the property.
A realistic look-back period for ownership history checks in Canberra is typically 10 to 20 years, which helps identify any unusual transfer patterns, frequent flipping, or unresolved disputes that might signal problems.
One clear red-flag finding that should stop or pause your purchase is an unregistered caveat or a pending court action noted against the title, because these can indicate disputes, unpaid debts, or legal claims that could become your problem after settlement.
You will find here the list of classic mistakes people make when buying a property in Canberra.
How do I confirm there are no liens in Canberra right now?
The standard way to confirm there are no liens or encumbrances on a property in Canberra is to order a current title search from the ACT Land Titles Office, which will show any registered mortgages, caveats, or other interests that affect the property.
One common type of encumbrance you should specifically ask about in Canberra is strata levy arrears for apartments and townhouses, because unpaid body corporate fees can become the new owner's responsibility after settlement.
The best form of written proof that shows lien status is the title search document itself, combined with a strata inspection report (for units) that confirms levies are paid up to date and no special levies or legal actions are pending against the owners corporation.
How do I check zoning and permitted use in Canberra right now?
The authority you should use to check zoning and permitted use in Canberra is the ACT Planning and Land Authority (EPSDD), which administers the Territory Plan and maintains zoning maps for all properties in the Australian Capital Territory.
The single document that typically confirms zoning classification in Canberra is the Territory Plan zoning map combined with the Crown lease purpose clause, which specifies what the land can legally be used for.
One common zoning pitfall that foreign buyers frequently miss in Canberra is assuming they can add a granny flat, run a home business, or do short-stay holiday rentals without checking the lease purpose clause and strata by-laws first, because Canberra's planned-city rules and body corporate restrictions are often stricter than buyers expect.
Buying real estate in Canberra 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 Canberra, and on what terms?
Do banks lend to foreigners for homes in Canberra in 2026?
As of early 2026, yes, some Australian banks do lend to foreigners for home purchases in Canberra, but you should expect tighter terms than local borrowers including larger deposit requirements, more documentation, and slightly higher interest rates.
The realistic loan-to-value (LTV) range that foreign borrowers most commonly see in Canberra is 60% to 80%, meaning you will typically need a deposit of at least 20% to 40% of the purchase price, with 30% being a common requirement for non-residents.
The single most common eligibility requirement that determines whether a foreigner qualifies for a mortgage in Canberra is proof of stable income, whether local or overseas, along with documentation that the lender can verify and currency considerations if your income is not in Australian dollars.
You can also read our latest update about mortgage and interest rates in Australia.
Which banks are most foreigner-friendly in Canberra in 2026?
As of early 2026, the most foreigner-friendly banks for mortgages in Canberra are generally the big four Australian banks (ANZ, CBA, NAB, Westpac) plus internationally oriented lenders like HSBC Australia, because these institutions have established processes for non-resident borrowers.
The single most important feature that makes these banks more foreigner-friendly is that they have dedicated international customer pathways with staff experienced in assessing overseas income, foreign credit histories, and non-standard documentation.
These banks will sometimes lend to non-residents without local residency, but you should expect stricter LTV limits (often 60% to 70% maximum), higher rates, and more thorough income verification compared to what a local borrower would face.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Canberra.
What mortgage rates are foreigners offered in Canberra in 2026?
As of early 2026, foreign borrowers in Canberra can expect mortgage interest rates in the range of 6.2% to 7.2% per year for a standard variable loan, assuming you have a solid deposit of at least 30% and clean documentation.
The typical difference between fixed-rate and variable-rate mortgages for foreigners in Canberra is that fixed rates may start slightly lower in some cases but lock you in for 1 to 5 years, while variable rates offer more flexibility but can move with Reserve Bank decisions and lender pricing changes.
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 Canberra?
What are the total closing costs as a percent in Canberra in 2026?
Foreign buyers in Canberra should budget for total closing costs of around 6% to 9% of the purchase price in 2026, which is higher than what local buyers pay because of the mandatory FIRB application fee.
The realistic range of 6% to 9% covers most standard transactions, with the lower end applying to smaller purchases and the higher end reflecting larger properties or more complex deals with additional legal work.
The specific fee categories that make up total closing costs in Canberra include ACT conveyance duty (stamp duty), FIRB application fee, legal and conveyancing fees, title searches and registration, building and pest inspections, strata reports for units, and lender fees if you are borrowing.
The single biggest contributor to closing costs in Canberra is usually the ACT conveyance duty, which is calculated on a sliding scale based on the property price and can run into tens of thousands of dollars on a typical home purchase.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Canberra.
What annual property tax should I budget in Canberra in 2026?
As of early 2026, foreign owners in Canberra should budget for annual property taxes (rates plus land tax if applicable) of roughly 4,500 to 11,500 AUD (approximately 2,900 to 7,400 USD or 2,700 to 6,900 EUR), depending on whether the property is your principal residence and its unimproved land value.
Annual property tax in Canberra is assessed through two main components: general rates, which apply to all properties and are based on the average unimproved value of the land, and land tax, which applies to properties that are not your principal place of residence and includes a fixed charge plus a valuation-based charge.
How is rental income taxed for foreigners in Canberra in 2026?
As of early 2026, foreign residents earning rental income from Canberra property pay tax at non-resident rates, which start at 30% on the first dollar of taxable income (after allowable deductions) with no tax-free threshold, making the effective rate significantly higher than what Australian residents pay.
The basic filing requirement is that you must lodge an Australian tax return each year declaring your rental income minus allowable deductions, and you may also need to comply with withholding obligations if you use a property manager who withholds tax on your behalf.
What insurance is common and how much in Canberra in 2026?
As of early 2026, the typical annual insurance premium for a standard home policy in Canberra ranges from roughly 2,700 to 3,200 AUD (approximately 1,700 to 2,100 USD or 1,600 to 1,900 EUR), though this varies based on property type, rebuild value, and coverage level.
The most common type of property insurance coverage that owners carry in Canberra is building insurance for houses (covering the structure against fire, storm, and other damage) combined with contents insurance, while landlords typically add landlord insurance to cover rental default and tenant-related risks.
The biggest factor that usually makes insurance premiums higher or lower for the same property type in Canberra is the estimated rebuild cost and the age of the property, with older homes sometimes attracting higher premiums due to outdated wiring, plumbing, or construction methods.
Get the full checklist for your due diligence in Canberra
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
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 |
|---|---|---|
| Foreign Investment Australia | Official Australian Government portal for foreign investment rules and policy changes. | We used it to explain the established dwelling ban and its timeline. We also referenced it for the approval framework and exceptions. |
| Australian Taxation Office (Foreign Investor Applications) | The ATO administers foreign investment approvals for residential property. | We used it to confirm the "apply before buying" requirement. We also described what the application step looks like in the buying timeline. |
| FIRB Guidance Note (Residential Land) | Official Government guidance on how foreign investment law applies to residential property. | We used it to clarify property categories like new, near-new, and vacant land. We also referenced exemption certificate pathways. |
| FIRB Fee Schedule 2025-26 | Official published schedule of foreign investment application fees. | We used it to give concrete fee figures for purchases under 1 million AUD. We also calculated fees as a percentage of transaction costs. |
| ACT Revenue Office (Conveyance Duty) | Official ACT Government tax authority for property transfer duty. | We used it to explain stamp duty in Canberra and where to calculate it. We also highlighted owner-occupier vs investor treatment. |
| ACT Revenue Office (Land Tax) | Official ACT authority for land tax calculation and applicability. | We used it to describe land tax components and when they apply. We also built realistic annual holding cost estimates. |
| ACT Revenue Office (Rates) | Official ACT source for council rates billing rules. | We used it to explain that rates apply broadly and foreigners may face extra charges. We anchored ongoing cost estimates to this source. |
| ATO Foreign Resident Tax Rates | Official tax rate table from Australia's tax authority. | We used it to explain how rental income is taxed for non-residents. We also provided worked examples using these brackets. |
| ATO Foreign and Temporary Residents | ATO's plain-English summary on what foreign residents must report. | We used it to confirm that Australian rental income must be declared. We kept the renting-out-from-abroad section accurate with this source. |
| Department of Home Affairs (Housing) | Official immigration department guidance on housing for newcomers. | We used it to connect visa status to FIRB permission requirements. We also justified the recommendation to use a lawyer. |
| Department of Home Affairs (BIIP Closure) | Official notice about investor visa program availability. | We used it to avoid outdated investor visa myths. We explained why property does not lead to residency in 2026. |
| Reserve Bank of Australia (Interest Rates) | Australia's central bank publishes official interest rate statistics. | We used it to anchor mortgage rate estimates to credible baseline data. We kept January 2026 guidance realistic using this source. |
| Australian Bureau of Statistics (Lending Indicators) | Official national statistics agency for Australia's lending activity. | We used it to confirm market-wide lending context. We triangulated mortgage market claims with this data. |
| HSBC Australia (International Mortgages) | Major international bank with established non-resident mortgage processes. | We used it as a proxy for foreigner-friendly lending policies. We confirmed that international pathways exist for non-resident borrowers. |
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.
Related blog posts