How to buy a house in Brisbane?

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

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 Brisbane. 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 Brisbane, Sydney, and Melbourne. 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.

What can foreigners actually buy in Brisbane when it comes to property?

Foreigners can legally purchase only new dwellings and vacant land in Brisbane as of September 2025.

New dwellings include brand-new houses or apartments that have never been previously occupied by any resident. These properties must be purchased directly from developers or through the first sale after construction completion.

Vacant land purchases are permitted but come with the strict requirement to begin construction of a new residence within 4 years of purchase. This means you cannot simply hold the land as an investment without development plans.

Established dwellings remain completely banned for non-residents under the current 2025-2027 restrictions. The only exceptions apply to properties being purchased for redevelopment where the buyer plans to tear down existing structures to build multiple units, or if the buyer holds temporary resident status and intends to live in the property.

Joint purchases with Australian citizens or permanent residents may be permitted in certain cases, particularly for married couples where one spouse holds Australian residency.

Can I legally buy a house in Brisbane without living in Australia, and do I need government approval?

You can legally purchase property in Brisbane without living in Australia, but you must obtain prior approval from the Foreign Investment Review Board (FIRB) for every purchase.

FIRB approval is mandatory for all non-resident foreign buyers, regardless of the property value or type. The application must be submitted and approved before signing any purchase contract, as buying without proper approval can result in severe penalties including forced sale of the property.

The FIRB application process typically takes 30-40 business days and requires detailed documentation about your identity, financial capacity, and intended use of the property. As of September 2025, application fees range from AUD 4,000 for properties under AUD 1 million to AUD 150,000 for high-value properties.

Some exceptions to the FIRB requirement exist for spouses of Australian citizens or permanent residents, but most foreign buyers will need to complete this approval process.

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

What are the step-by-step stages of the buying process from start to finish?

The Brisbane property buying process follows a structured sequence that typically takes 8-12 weeks from initial research to final settlement.

First, research and confirm that your target property is eligible for foreign purchase by verifying it's either a new dwelling or vacant land. Then immediately apply for FIRB approval online, paying the required fee which ranges from AUD 4,000 to AUD 150,000 depending on property value.

Open an Australian bank account, which can often be done remotely for transaction settlement purposes. Simultaneously, secure your financing by arranging cash funds or beginning the mortgage application process with Australian lenders experienced in foreign buyer loans.

Find your property and make an offer through licensed real estate agents, ensuring all contracts include a "subject to FIRB approval" clause. Sign the contract and pay the typical 10% deposit, then arrange building and pest inspections.

Hire a qualified conveyancer or solicitor who specializes in foreign buyer transactions to handle title transfers, tax compliance, and overseas transfer requirements. Complete final settlement by paying the remaining balance and handling stamp duty payments, then register the legal title.

After settlement, register with the Australian Tax Office (ATO) and prepare for ongoing annual tax obligations and potential vacancy fees if the property remains unoccupied for more than 6 months per year.

What documents are mandatory and which ones are optional for foreigners?

Foreign buyers must provide specific mandatory documents to complete a Brisbane property purchase legally.

Document Type	Status	Details
Valid Passport	Mandatory	All buyers must provide current passport
FIRB Approval Certificate	Mandatory	Must be obtained before contract signing
Proof of Funds	Mandatory	Bank statements showing money trail
Contract of Sale	Mandatory	Legally binding purchase agreement
Identification Verification	Mandatory	Driver's license or national ID
Power of Attorney	Optional	If authorizing representative to act
Tax File Number	Optional	Beneficial for tax compliance

Can I go through the whole process without physically being in Australia?

The entire Brisbane property buying process can be completed remotely without requiring physical presence in Australia.

Australian real estate agents, solicitors, and banks are highly experienced with overseas buyers and have established digital processes for remote transactions. Electronic signatures, online money transfers, and video call property inspections are standard industry practices.

Power of attorney documents allow you to authorize Australian-based representatives to handle contract signing, settlement procedures, and property inspections on your behalf. Many buyers use qualified solicitors or conveyancers as their attorneys for these transactions.

Digital banking services enable remote account opening for many major Australian banks, though some may require initial video verification calls. Property inspections can be conducted via video calls with agents or independent building inspectors who provide detailed reports and photos.

The only potential challenge involves final settlement procedures, but these can typically be managed through your legal representative and electronic fund transfers from overseas accounts.

How easy is it compared to buying a house in Western countries like the US, UK, or Europe?

Buying property in Brisbane is generally more restrictive and bureaucratic for foreigners compared to most Western countries like the US, UK, or Europe.

The United States and United Kingdom allow foreigners to purchase any type of residential property without government pre-approval, while Brisbane requires FIRB approval and restricts purchases to only new dwellings or vacant land. European countries typically have fewer restrictions, with most allowing foreign buyers to purchase established properties freely.

Government fees in Brisbane are significantly higher than comparable Western markets. The FIRB application fee alone can reach AUD 150,000 for high-value properties, while most US states and European countries charge minimal government fees for foreign buyers.

However, buyer protections through regulated legal advisors and licensed real estate agents in Brisbane are comparable to or stronger than many Western countries. The legal framework provides robust protection for international buyers who use qualified professionals.

The process complexity is moderate with professional help, but the compliance burden remains higher due to ongoing requirements like annual vacancy fees and additional tax obligations that don't exist in most Western markets.

What taxes, fees, and extra costs should I expect, and can you give me a full breakdown?

Foreign buyers in Brisbane face substantial additional costs beyond the property purchase price, with total fees typically adding 15-25% to the transaction value.

The FIRB application fee represents the largest government cost, ranging from AUD 4,000 for properties under AUD 1 million to AUD 150,000 for high-value purchases. This fee is non-refundable even if your application is rejected.

Queensland stamp duty applies at 3-5% of the property price, plus a mandatory 7% foreign buyer surcharge that significantly increases the total tax burden. For a AUD 800,000 property, this means approximately AUD 80,000 in stamp duty taxes.

Legal and conveyancing fees typically range from AUD 1,200 to AUD 3,000, while building and pest inspections cost AUD 400-800. Land title registration fees add another AUD 200-1,500 depending on property value.

Ongoing costs include annual land tax with additional surcharges for foreign owners, and mandatory vacancy fees if the property remains unoccupied for more than 6 months per year. These ongoing obligations can add thousands of dollars annually to your investment costs.

Can I buy a property in cash, or do I need to finance it?

Cash purchases are allowed and often represent the simpler option for foreign buyers in Brisbane's property market.

Cash transactions eliminate the complexity of securing international mortgages and reduce the overall timeline from contract to settlement. You'll still need to demonstrate the legal source of funds through bank statements and money trail documentation for both FIRB approval and anti-money laundering compliance.

Many foreign buyers choose cash purchases because mortgage options for non-residents are limited and expensive. Australian banks typically require 20-30% minimum deposits for foreign buyers, significantly higher than the 10-20% required for residents.

Cash purchases also avoid the uncertainty of mortgage approval, which can complicate or delay settlement if financing falls through. However, ensure you have proper foreign exchange and international transfer arrangements in place well before settlement dates.

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

Is it possible to get a mortgage as a foreigner, and what are the typical rates, conditions, and tips to qualify?

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.

Foreign buyer mortgages are available in Brisbane but come with stricter conditions and higher costs compared to resident borrowers.

As of September 2025, typical interest rates for foreign buyers range from 7-9% annually, compared to 6-7% for Australian residents. Most lenders require minimum deposits of 20-30% of the property value, and some demand up to 40% for non-resident applicants.

Qualifying requires extensive documentation including proof of stable foreign income, translated financial statements, international credit reports, and evidence of existing assets. Many lenders also require borrowers to demonstrate at least 6-12 months of living expenses in reserve funds.

The key to securing approval is working with mortgage brokers who specialize in foreign buyer applications and have established relationships with lenders willing to work with international clients. Major banks like ANZ, Westpac, and Commonwealth Bank offer foreign buyer programs, but their criteria are strict.

Tips for qualification include maintaining Australian bank accounts for several months before applying, providing comprehensive employment verification from overseas employers, and considering guarantor options if you have Australian resident family or friends willing to support the application.

Are real estate agents in Brisbane generally reliable, and how protected am I by the legal system?

Real estate agents in Brisbane operate under strict government regulation and licensing requirements, providing strong consumer protection for foreign buyers.

All agents must hold current licenses through the Office of Fair Trading Queensland and complete mandatory continuing education requirements. The legal system offers robust protection through regulated professional standards, mandatory insurance coverage, and clear dispute resolution processes.

However, foreign buyers should specifically seek agents experienced with international transactions who understand FIRB requirements, foreign currency considerations, and remote buying processes. Many agents specialize in working with overseas buyers and have established procedures for video inspections, digital contract management, and international communication.

Legal protections include mandatory cooling-off periods for most residential purchases, standardized contract terms, and access to government-backed dispute resolution services. Consumer protection laws require full disclosure of any conflicts of interest and transparent fee structures.

The key is conducting proper due diligence by verifying agent licenses, checking references from other international clients, and ensuring your agent has specific experience with FIRB approval processes and foreign buyer requirements.

What are the common mistakes or pitfalls foreigners usually make when buying in Brisbane, and how can I avoid them?

The most costly mistake foreign buyers make is attempting to purchase property without securing FIRB approval first, which can void the entire transaction and result in legal penalties.

1. **Not obtaining FIRB approval before contract signing** - Apply for FIRB approval immediately after identifying your target property type and budget, never sign contracts "subject to FIRB approval" without understanding the full approval criteria2. **Attempting to buy established properties** - Stick strictly to new dwellings or vacant land, as the current ban on established property purchases is absolute with very limited exceptions3. **Underestimating total costs** - Budget for the 7% foreign buyer stamp duty surcharge, FIRB fees, and ongoing vacancy taxes which can add 20-25% to your total investment4. **Using inexperienced legal representation** - Hire conveyancers or solicitors who specialize in foreign buyer transactions and understand international money transfer requirements5. **Poor timing of international money transfers** - Arrange foreign exchange and transfers well in advance of settlement dates, as delays can breach contract conditions6. **Failing to conduct proper inspections** - Always arrange building and pest inspections even when buying remotely, using qualified Australian inspectors7. **Not understanding ongoing tax obligations** - Register with the Australian Tax Office and plan for annual vacancy fees if leaving properties unoccupied

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

Where do foreigners most often buy in Brisbane, and is there any path from owning property to residency or citizenship?

Foreign buyers typically concentrate their Brisbane purchases in central urban areas and new development zones that offer the eligible property types.

Popular areas include Central Brisbane, South Brisbane, West End, Kangaroo Point, and Fortitude Valley where new apartment developments are common. Inner suburbs near universities like St Lucia and Toowong attract foreign buyers seeking rental income from student tenants.

New-build apartment complexes along the Brisbane River and near the CBD represent the majority of foreign buyer activity, as these developments specifically cater to the new dwelling requirements. Areas undergoing urban renewal often offer vacant land opportunities for buyers willing to commit to construction projects.

However, property ownership in Australia provides no path to residency or citizenship regardless of the investment amount. Real estate purchase is completely separate from immigration policy, and buying property does not qualify you for any visa category or residency rights.

For residency pathways, you must explore separate investment visa programs like the Business Innovation and Investment Visa, which have their own requirements unrelated to property ownership. These visas typically require much larger investment amounts and active business involvement in Australia.

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. Australian Taxation Office - Foreign Investment in Australia
2. BambooRoutes - Australia Real Estate for Foreigners
3. Property Buyer - Foreign Investment Rules
4. Foreign Investment Review Board - Residential Land
5. Property Tax Specialists - Non-Resident Property Guide
6. Properstar - Australia Real Estate Guide
7. Experts for Expats - Buying Property as a Foreigner
8. Instarem - Buy Property in Australia as a Foreigner