Australia – Finding Property to Rent

Where do most expats choose to rent in Australia, and why?

Australia’s remarkable natural scenery, vibrant multicultural society, and enviable standard of living draw expatriates from every corner of the globe. When it comes to deciding where to rent, a handful of regions consistently rise to the top, offering the right combination of job opportunities, lifestyle options, and community feel.

Sydney remains the most expensive capital city for renters nationwide, with a median weekly rent of $776 — a 3.4% increase over the previous year. In spite of this, it continues to be the first port of call for most international arrivals. The city has a deeply international character, shaped by a population of 5.3 million of whom 43% were born overseas. Among the neighbourhoods expats gravitate towards most reliably are the Eastern Suburbs — Bondi, Coogee, and Maroubra all feature prominently. Manly is widely regarded as the archetypal Sydney suburb: it boasts a thriving expat community, one of the world’s most celebrated beaches, and a rich selection of restaurants and shops. Those who settle in Manly tend to stay put.

Enmore, situated just 7km from Sydney’s CBD, has developed a strong sense of neighbourhood identity and an unmistakable creative edge, with plentiful bus connections linking to nearby Newtown station and the wider network. For those drawn to coastal living but deterred by the price tags of the most sought-after beachside suburbs, Coogee and Maroubra offer a more budget-conscious alternative without sacrificing proximity to the water.

Melbourne has built a well-deserved reputation as Australia’s cultural heartland and continues to draw new residents with its blend of cosmopolitan energy and laid-back charm — 77% of expats report being content with life there. The city thrives on diversity, with a calendar packed with cultural events and a food scene shaped by global influences. Getting around is made easy by an extensive tram network — the largest outside Europe. Inner-northern Coburg, for example, just 8km from the city centre, blends local character with multicultural vibrancy and excellent connectivity.

Over the past 12 months, Melbourne’s median rent across all dwelling types rose 4.5% to reach $606 per week — a noticeably more affordable figure than Sydney. The Melbourne rental market remained resilient through 2025, with vacancy creeping up to 1.4% — still well below the 3% equilibrium level — and rents continuing their upward trajectory, albeit at a gentler pace than other capitals.

Brisbane is increasingly on expats’ radar, particularly among families, and has recorded robust growth in recent years. Clayfield, located 7km north-east of Brisbane’s CBD, is a well-regarded residential suburb offering rental prices more modest than Sydney, two rail stations for easy commuting, and a strong reputation for its schools including a number of private options.

Adelaide, frequently dubbed the “20-minute city,” appeals to expats with its combination of affordability, Mediterranean climate, and outstanding quality of life — a distinctive blend of urban practicality and relaxed pace that distinguishes it from Australia’s larger capitals. The median weekly rent in Adelaide climbed 6.4% over the past year to $610, still considerably more accessible than Sydney or Brisbane.

Perth, too, is attracting a growing share of international residents. The city’s rental market has run hot for three consecutive years, underpinned by constrained housing supply, strong employment conditions, and a steady stream of returning expats. Vacancy sits near 1% and rental yields average 4.8%.

What are the main property rental websites in Australia?

Australia has a mature and well-organised set of property portals through which the overwhelming majority of rental listings are published, primarily by agencies. All the leading platforms operate in English, and — unlike some countries where landlord and agency listings are kept on separate sites — most Australian portals carry listings from both sources.

• realestate.com.au — One of the largest and most authoritative platforms for renting and buying property in Australia, realestate.com.au is an essential tool whether you have already rented in the country or are preparing to arrive. It is particularly valuable for understanding how the rental market is priced and how properties are distributed across different areas.
• domain.com.au — Domain sits alongside realestate.com.au as one of Australia’s two dominant real estate platforms, drawing primarily on agency listings. Its app and website are known for their polished design and detailed filtering capabilities — including searches by school catchment area, transport access, and local amenities — making it straightforward to zero in on properties that match your priorities.
• rent.com.au — Presenting itself as Australia’s top dedicated rental platform, rent.com.au carries thousands of houses, apartments, units, and granny flats. It distinguishes itself with lifestyle and walkability filters and a built-in Renter Resume feature to streamline the application process.
• homely.com.au — Used by millions of Australians searching for rental properties, Homely goes beyond listings to offer what it claims is the country’s most comprehensive collection of street and suburb reviews, alongside tens of thousands of community discussion threads to help you make an informed decision about where to live.
• allhomes.com.au — Allhomes focuses on the Australian Capital Territory and surrounding regions, making it the go-to resource for anyone specifically looking at the Canberra area. It carries a broad selection of rental options with detailed property information.
• flatmates.com.au — Purpose-built for those seeking shared accommodation, Flatmates is especially relevant for expats arriving on their own or working within a tighter budget who want to keep living costs manageable.
• gumtree.com.au — Gumtree is a general classifieds platform with an active rental section. It carries a higher proportion of private landlord listings than the major portals, and the available properties tend to skew towards shared houses, short-term lets, and informal sublets.

One tool worth knowing about is TenantApp. Rather than a listing platform, TenantApp is an application designed to streamline the rental process. It integrates with mainstream portals like realestate.com.au and Domain, bringing together property inspection bookings, rental applications, document uploads, and lease signing in a single interface. Users can create one unified tenant profile and use it to apply to multiple properties with minimal repetition.

A note on pricing: rental properties in Australia are advertised in Australian dollars per week. To convert to a monthly equivalent, multiply the weekly figure by 52 and then divide by 12. Although rent is quoted weekly, payment schedules are typically fortnightly or monthly — confirm the arrangement with your agent or landlord before signing anything.

Are there letting agencies or relocation agents expats commonly use?

Real estate agencies are central to the Australian rental market, and for expats they bring the added advantage of local knowledge, established landlord networks, and experience guiding tenants through lease negotiations and paperwork. The following are among the most widely used:

• Ray White — One of Australia’s largest real estate groups, operating through an extensive network of offices nationwide. Ray White offers comprehensive rental services and manages a substantial portfolio of properties across all price points and property types.
• LJ Hooker — Among the oldest and most firmly established real estate networks in the country, with branches in every state and territory. LJ Hooker handles residential rentals across the full spectrum of the market.
• Knight Frank Australia — The Australian arm of a globally recognised property consultancy, with offices in the major cities. Knight Frank is particularly well placed for premium and corporate rental requirements.
• CBRE Australia — Another internationally operating agency with a strong footprint in Australia, especially useful for corporate relocations and high-end residential properties.
• Relocations Australia — A dedicated relocation service catering to both individuals and corporate clients, assisting with property searches, school placements, area orientation, and settling-in support. Particularly relevant for those relocating from abroad.

If you are moving as part of a corporate transfer, it is worth checking with your employer whether they have a preferred relocation partner. Many multinational companies operating in Australia work with dedicated relocation management companies (RMCs) — such as Santa Fe Relocation, Crown Relocations, or Allied Pickfords — which typically combine property search, removals management, and settling-in services into a single package. These organisations are well accustomed to working with clients who have no Australian rental history or local credit record.

For expats managing their own move, engaging a buyer’s agent or tenant’s advocate can be a worthwhile investment. Unlike standard letting agents who represent the landlord, a tenant’s advocate works solely in the renter’s interest — finding suitable properties and negotiating terms on your behalf. This can be particularly valuable in high-demand markets like Sydney or Melbourne, where well-priced properties can be snapped up within a matter of days.

What other methods can expats use to find rental properties in Australia?

Beyond the main portals and established agencies, there are a number of additional channels that expats often find useful — especially for securing short-term accommodation immediately after arrival or for getting access to listings before they appear on the major platforms.

• Facebook Groups: Social media, particularly Facebook, and online communities such as Whirlpool and Reddit host active groups and threads dedicated to rental listings and housing discussions. City-specific groups — including those for Sydney rentals, Melbourne expat housing, or Brisbane accommodation — regularly feature private landlord listings that never make it onto the main portals.
• Expat community platforms: Expat.com maintains a dedicated housing section for Australia alongside a community of residents willing to share local knowledge and recommendations. InterNations similarly runs city-level forums and social events where housing leads are frequently exchanged.
• Word of mouth: Personal and professional networks can be a surprisingly effective source of rental leads. Expats who have been in Australia for a while may have advance knowledge of properties coming onto the market, or can point you towards agents they have dealt with successfully.
• Short-term accommodation first: A common and sensible approach for expats arriving in Sydney or elsewhere is to book short-term accommodation — through Airbnb, for example, or through serviced apartment providers such as Meriton Suites — and use the first few weeks to explore different neighbourhoods before committing to a six or twelve-month lease.
• Local newspapers: Some Australian newspapers still carry rental advertisements, particularly for premium properties. The Sydney Morning Herald and The Age occasionally publish listings that may not appear on the digital portals.
• Corporate relocation services: Where a move is employer-funded, your company may arrange for a relocation management firm to handle the entire property search process. This is standard practice for international businesses transferring staff to Australian offices in Sydney, Melbourne, and Brisbane.
• University accommodation offices: Expats relocating to study will find that most Australian universities run dedicated accommodation offices or maintain lists of vetted rental properties near campus — a reliable and practical starting point for student arrivals.

It is strongly advisable to be in Australia before committing to a long-term tenancy. Taking time to explore different suburbs and get a genuine feel for each area before signing a fixed-term lease is well worth the effort. The best properties move quickly, so there is little practical value in submitting serious applications until you are approximately two weeks away from being ready to move in.

What should expats expect from the rental application process?

Renting a property in Australia involves a more structured and document-intensive process than in many other countries. Rather than a straightforward reference letter, applicants are expected to put together a thorough profile. Preparing everything in advance is the single most effective thing you can do to strengthen your position.

1. Search and shortlist properties using the main portals — realestate.com.au, Domain, and rent.com.au — and activate listing alerts so you hear about new properties the moment they become available.
2. Attend an inspection. Viewings are usually conducted at scheduled open times where multiple prospective tenants attend. Always arrive looking presentable and conduct yourself professionally — think of it as an opportunity to make a strong first impression, much as you would in a job interview.
3. Submit a rental application. Applications typically require your contact details, employment status, personal and professional references, and rental history. Having all of this information prepared before you begin searching will save you considerable time, particularly if you need to obtain references from landlords or employers overseas.
4. Provide identity documents. A passport, visa documentation, and at least one additional form of photo ID are standard requirements. Applicants from overseas may be asked to supply a greater volume of supporting documentation than those already based in Australia.
5. Demonstrate income or financial capacity. This is frequently the most challenging step for newly arrived expats. Local payslips are ideal, but an Australian employment contract, a bank statement showing sufficient funds, or a letter from your employer confirming your salary and role are all accepted alternatives.
6. Supply rental history or references. A reference from a previous landlord or property manager — whether from Australia or abroad — will add credibility to your application. Where no rental history is available, a professional character reference from an employer or senior colleague is a useful substitute.
7. Wait for a decision. Given the competitiveness of the market, applications are generally processed quickly — a response within 24 to 48 hours is typical. A successful outcome means being invited to sign the lease and pay the bond and advance rent to secure the property.

Expats who have not yet built up an Australian rental record, opened a local bank account, or received their first payslip will find the process more demanding than those already established in the country — a challenge broadly comparable to that faced by new arrivals in markets like the UK, Germany, or Canada. Being upfront with the agent about your situation, providing the strongest references you can, and including a brief cover letter explaining your circumstances can all tilt the balance in your favour. Some expats consider offering to pay several weeks’ rent in advance, but you should first check whether this is permitted under your state’s tenancy legislation.

Attending a viewing in person also presents an opportunity to make a direct and positive impression on the landlord or agent. Coming across as responsible and genuine can set your application apart from others, improving your chances in a crowded field.

What are the typical costs involved in renting in Australia?

Tenancy legislation in Australia places firm limits on most upfront costs, and a wave of recent reforms across several states has reduced the financial burden on incoming tenants even further. The rules vary by state and are updated periodically, so always confirm the current requirements with the relevant state authority or a local letting agent.

Rental bond (security deposit)

A rental bond functions as a security deposit, giving the landlord financial protection in the event that the tenant fails to meet their obligations — whether through property damage, unpaid utility charges, or rent arrears. It is important to understand that the bond is not a form of prepaid rent or a substitute for the final month’s payment — it is a separate upfront sum returned to the tenant when the tenancy ends, provided there are no valid claims against it.

Bond caps vary by state as of 2024–2025. In New South Wales, the bond cannot exceed four weeks’ rent. In Queensland, from 30 September 2024, the maximum bond for all rental premises other than moveable dwellings is four weeks’ rent. In Victoria, the bond is generally capped at one month’s rent where the weekly rent is $900 or less, with higher amounts possible above that threshold. In South Australia, from 1 April 2023, the maximum bond is four weeks’ rent where the weekly rent does not exceed $800, rising to a maximum of six weeks’ rent where the weekly rent is above $800. In Western Australia, most bonds are capped at four weeks’ rent, though landlords may request up to six weeks’ rent if the weekly rent exceeds $1,200.

Bonds are not retained by the landlord — they are lodged with an independent government body. Examples include the Residential Tenancies Bond Authority (RTBA) in Victoria, the Residential Tenancies Authority (RTA) in Queensland, and Rental Bonds Online in NSW. This arrangement offers an important layer of consumer protection that distinguishes Australia from countries where deposits are held directly by the landlord or letting agent.

Advance rent

Beyond the bond, most landlords require two weeks’ rent to be paid in advance when the tenancy begins. This is distinct from the bond and constitutes the first instalment of rent. Confirm the exact requirement with your agent once an offer has been made.

Agency and application fees

Significant legislative reforms have effectively abolished most application-related fees for renters. In NSW, changes that took effect from 31 October 2024 make clear that prospective tenants cannot be charged for costs incurred during the search, application, or commencement of a tenancy — including background check fees and tenancy agreement preparation fees. Comparable protections now exist in other states. Check the current position with your state’s tenancy authority.

Holding deposit

In NSW, once an application has been approved, a landlord may request a holding fee of no more than one week’s rent. This can only be requested after approval has been confirmed and must be credited towards the rent if the applicant proceeds to sign the tenancy agreement.

Other costs

Tenants are responsible for electricity, gas, and internet or cable connections. You should also review the lease carefully regarding water usage — if the property has its own meter, the tenant is generally required to pay for water consumption. Landlord-paid utilities, common in some European countries, are rare in Australian residential rentals.

According to the latest CoreLogic figures, the national median rent across Australia stands at $644 per week. In capital cities the figure is $675 per week, while regional areas come in over $100 cheaper at $559 per week. Given that both rental markets and legislative caps are subject to regular change, always verify the current position with the relevant state authority or a local agent.

What types of rental contract are common in Australia?

There are two principal forms of tenancy in Australia: fixed-term arrangements — most commonly for six or twelve months — and periodic tenancies, which roll on an ongoing basis. Fixed-term leases are by far the most common starting point for expats, offering a degree of certainty for both tenant and landlord throughout the agreed period.

A residential tenancy agreement should set out the property address, the duration of the tenancy, the rent amount and payment frequency, the bond, and key conditions including rules around sub-letting and the allocation of repair responsibilities. Some jurisdictions prescribe or provide standard forms — Western Australia’s Form 1AA is the approved agreement for that state, NSW offers a standard residential tenancy agreement template, and in Victoria you can model your agreement on the government’s sample form.

All tenancy agreements in Australia are written in English. There is no legal requirement for a translation to be provided, but if English is not your first language, you are fully entitled to have someone assist you in understanding the document before you put your signature to it. Never sign a lease you have not thoroughly understood.

Key points to review carefully before signing:

• Break clause / early termination: Ending a fixed-term lease before its expiry can trigger financial penalties. These have been capped in certain states — in Queensland, for example, reletting costs are subject to a cap generally calculated by reference to the remaining term of the tenancy. Confirm the specific rules that apply in your state.
• Rent increase terms: Most jurisdictions now restrict rent increases to once per 12 months for both fixed-term and periodic tenancies, with prescribed notice periods. In NSW and Victoria, a minimum of 60 days’ written notice is required. In Queensland, all forms of rent bidding are prohibited.
• Pets: Check whether pets are permitted. In Queensland, a tenant may seek the property owner’s consent to keep a pet, and the owner may only refuse on specified reasonable grounds — a response must be provided in writing within 14 days, and failure to respond implies consent.
• Furnished vs unfurnished: Properties are available furnished, unfurnished, or partially furnished. Australian rentals typically do not include major appliances such as refrigerators, washing machines, or clothes dryers — confirm what is included in your specific lease before signing.
• Inspection obligations: The lease will set out the landlord’s right of access for inspections, typically subject to a minimum notice period of 24 to 48 hours depending on the state.
• Condition report: At the beginning of the tenancy, you should receive and sign an entry condition report documenting the property’s state at the time of handover. Retain your copy — it serves as important evidence when the tenancy ends and the bond is to be returned.

Under both fixed-term and periodic arrangements, tenants are obliged to pay rent on time, maintain the property in reasonable condition, and comply with the terms of the lease. Landlords, in turn, are required to keep the property in a habitable state, carry out necessary maintenance, and attend to repair requests in a timely manner.

What legal rights and protections do tenants have in Australia?

Because tenancy legislation is administered at the state and territory level, the specifics of your rights and obligations will depend on where you are renting — making it important to familiarise yourself with the rules that apply in your particular location. That said, all states and territories provide substantial statutory protections for tenants, and recent years have seen significant reforms that have strengthened renters’ positions across the board.

In NSW, the Residential Tenancies Amendment Act 2024, which came into effect on 19 May 2025, represents the most comprehensive overhaul of rental law in that state in decades. The reforms ban no-grounds evictions, cap rent increases to once per year, strengthen protections for tenants wishing to keep pets, and remove unfair application fees.

Key state and territory tenancy authorities where you can access free advice, obtain standard lease forms, and lodge disputes include:

• New South Wales: NSW Fair Trading — handles tenancy disputes and provides official tenancy agreement templates
• Victoria: Consumer Affairs Victoria — regulates tenancy law, bond lodgement, and dispute resolution
• Queensland: Residential Tenancies Authority (RTA) — holds bonds, provides dispute resolution, and publishes standard tenancy forms
• Western Australia: Consumer Protection WA — oversees tenancy law and bond administration
• South Australia: Consumer and Business Services SA — manages rental bonds and tenancy disputes
• Australian Capital Territory: ACT Access Canberra — tenancy regulation for the Canberra region

If a dispute arises with a landlord — over a bond withheld without justification, an unlawful rent increase, or a failure to carry out repairs — the first step is to raise the matter with the landlord or agent in writing. If this does not resolve the situation, you can make a formal complaint to the state tenancy authority, which provides free conciliation and mediation services. Most states also have a civil and administrative tribunal with the power to issue binding orders — including the NSW Civil and Administrative Tribunal (NCAT) and Queensland’s QCAT.

CHOICE, Australia’s leading consumer advocacy organisation, is another useful resource for information on renter rights and protections. Their website is choice.com.au. Free legal guidance for tenants is additionally available through state-based community legal centres and tenants’ union organisations operating in each state.

Frequently asked questions

Can foreigners rent property freely in Australia?

Yes — Australian law places no restrictions on foreign nationals leasing residential property, regardless of visa category, provided the visa is valid and grants the right to remain in the country. The difficulties newcomers face are practical in nature rather than legal: the absence of a local rental record, Australian payslips, and a domestic credit history can make the application process more challenging. Coming prepared with thorough documentation — overseas landlord references, employment contracts, and bank statements — goes a long way towards addressing these gaps.

What upfront costs should I budget for when renting in Australia?

As a general guide for 2024–2025 (verify with your state authority): the main upfront expenses are a rental bond of up to four weeks’ rent, which is lodged with a government body rather than held by the landlord, plus two weeks’ rent payable in advance. In most states, fees for processing applications or conducting background checks have now been legislated away. The combined upfront outlay typically amounts to around six weeks’ rent. Always confirm the precise requirements with the letting agent before proceeding.

Are furnished properties common in Australia?

The Australian rental market offers furnished, unfurnished, and partially furnished options, but it is worth noting that most properties — even those described as partially furnished — do not include major household appliances such as refrigerators, washing machines, or clothes dryers. Always check the lease to confirm exactly what is and is not included. Fully furnished properties do exist but account for a smaller segment of the market and are most common in short-term and serviced apartment offerings. For longer-term rentals, unfurnished or part-furnished properties are the norm.

Is it possible to find a rental property in Australia before arriving?

Securing a long-term tenancy from overseas is genuinely difficult because agents and landlords strongly favour applicants they have met face to face. For most expats, the practical approach is to book short-term accommodation — a hotel, Airbnb, or serviced apartment — for the first few weeks after arrival, using that time to attend inspections and submit applications in person. Expats relocating with employer support may be able to engage a corporate relocation agent with an Australian presence to assist with pre-arrival property searches.

How do I avoid rental scams in Australia?

Rental fraud does occur, particularly on less regulated platforms. Common red flags include: asking prices significantly below the going market rate; requests for a bond or deposit transfer before you have inspected the property or signed any agreement; landlords claiming to be abroad and unable to arrange a viewing; and listings featuring photographs that appear to have been taken from unrelated properties. Always inspect a property in person before handing over any money, use the established portals such as realestate.com.au and Domain, and never transfer funds to a private account without a signed tenancy agreement in hand. Suspicious listings can be reported to Scamwatch, operated by the Australian Competition and Consumer Commission (ACCC).

How often can a landlord increase my rent in Australia?

Across most of the country, rent can only be increased once every 12 months, whether the tenancy is fixed-term or periodic. Landlords are required to provide written notice in advance — a minimum of 60 days in both NSW and Victoria. In Queensland, all forms of rent bidding are banned outright. The notice periods and specific provisions differ between states, so it is worth checking the rules that apply in your location with the relevant tenancy authority.

What happens to my bond at the end of the tenancy?

Once the tenancy concludes, the bond should be refunded to the tenant unless the landlord or property manager raises a valid claim — for example, to cover property damage beyond fair wear and tear, unpaid rent, or outstanding cleaning costs. The release process typically takes around four weeks, and may take longer if there is a dispute or if the necessary paperwork has not been completed. If you believe a landlord’s claim against your bond is unjustified, you can challenge it through your state’s tenancy authority without incurring any charge.

Do I need a local bank account to rent in Australia?

There is no legal requirement to hold an Australian bank account in order to rent a property, but having one makes everything considerably easier. The great majority of landlords and agents expect rent to be paid by direct bank transfer, and a local account is the most straightforward means of doing so. Opening a bank account in Australia is generally uncomplicated for visa holders — most of the major banks, including Commonwealth Bank, ANZ, Westpac, and NAB, allow you to start the application process online before you arrive and complete the account activation once you are in the country.