Australia – Finding Property to Buy

Who are the main estate agents operating in Australia, and how do buyers typically use them?

By early 2025, the median price of a residential property in Australia had crossed the AUD $1 million threshold for the first time, and the industry itself has expanded considerably, with around 44,940 agencies active across the country as of 2024. The market features a blend of large national franchise groups and smaller independent firms with deep roots in their local areas.

Ray White stands as Australia’s most recognisable real estate brand, with a footprint extending across Australia, New Zealand, and parts of Asia including Indonesia, Malaysia, and China. Among the country’s largest agencies for residential, commercial, and rural property, Ray White facilitated more than 70,000 transactions in 2023, generating a combined sales volume of AUD $45 billion.

Raine & Horne, easily identified by its distinctive yellow ampersand, has been in continuous operation since 1883 and today operates under its fourth generation of family leadership. Harcourts, established in 1888 and originally headquartered in New Zealand, has built a substantial presence throughout Australia with a “People First” culture and significant investment in agent development through its dedicated Harcourts Academy. Both are well-regarded national networks well suited to buyers wanting broad market coverage.

First National Real Estate brings together a large group of independent agencies across Australia, valued for their local knowledge and comprehensive service offering. The network completed more than 35,000 property transactions in 2023 with a total sales volume of AUD $22 billion. Belle Property has carved out a strong reputation for its focus on premium lifestyle properties, making it a natural fit for buyers in search of higher-end homes.

PRD Nationwide — widely known simply as PRD — operates across the full spectrum of real estate services, from sales and leasing through to property management and project marketing. The Agency Group Australia is a more recent entrant that has grown rapidly by prioritising agent autonomy and adopting a flexible, forward-thinking business model.

A fundamental point for international purchasers to grasp: in Australia, real estate agents are engaged by and legally obligated to act in the interests of the vendor. Unlike markets where a single agent may represent both parties, or where buyers routinely retain their own sales agent, Australian selling agents owe their fiduciary duty to the person selling the property. Buyers may use these agents to locate and inspect properties, but the agent’s primary allegiance lies with the vendor. This is precisely why many informed buyers — overseas purchasers in particular — choose to engage a separate buyer’s agent (see below).

Major agency websites worth exploring include: Ray White, Raine & Horne, Harcourts, Belle Property, First National Real Estate, and The Agency. Agency presence and market prominence evolve over time, so always confirm current details through up-to-date local sources.

Do estate agents in Australia need qualifications or a licence to operate?

Real estate is a tightly regulated profession throughout Australia. Anyone wishing to carry out real estate agency work for financial reward must hold either a full licence or be registered as an agent’s representative under a licensed agency. Licensing authority sits with state and territory regulators, each of which sets its own categories, training requirements, and continuing professional development (CPD) obligations.

This stands in notable contrast to certain other markets — in the UK, for instance, estate agents face no statutory licensing requirement and are instead subject to oversight through bodies like The Property Ombudsman and voluntary membership of professional associations. In Australia, government-level licensing is compulsory in every jurisdiction without exception. The US model of mandatory state-issued licences bears some structural resemblance to Australia’s approach, though the specific education and experience thresholds differ considerably between individual states.

Depending on where an agent is based, the relevant licensing authority may be: NSW Fair Trading (Class 1 and Class 2 Licences), Consumer Affairs Victoria, Queensland’s Office of Fair Trading, Western Australia’s DMIRS, Consumer and Business Services in South Australia, Consumer Building and Occupational Services in Tasmania, Access Canberra in the ACT, or Licensing NT in the Northern Territory.

Most regulators require applicants to satisfy a “fit and proper person” test, which may include criminal history checks and disclosure of any prior insolvency or disciplinary proceedings. Prescribed education is a prerequisite — typically a Certificate IV for entry-level registration, with a Diploma or advanced qualification units required for a full licence, depending on the jurisdiction.

Once a licence is granted, ongoing obligations apply: agents may need to display their licence at their place of business, maintain appropriate supervision arrangements, and fulfil annual CPD requirements to keep their licence current. Practising without a valid licence, or operating outside the conditions of one, can attract fines, compensation orders, and regulatory enforcement action.

Always confirm current requirements directly with the relevant state or territory regulator. Key regulatory body links: NSW Fair Trading, Consumer Affairs Victoria, Queensland Office of Fair Trading, DMIRS Western Australia.

How much do estate agents charge in Australia, and who pays the fees?

While rates differ by state and by the level of service provided, most Australian property agents charge between 1.5% and 3.5% of the sale price, with marketing costs on top (as of 2024–2025; always verify current rates directly with individual agents, as figures vary considerably by location and property type). In regional and rural areas particularly, commission rates can exceed those in major metropolitan centres.

One essential point for buyers: in Australia, agent commission is paid by the seller, not the purchaser. This is standard practice in every state and territory. Buyers owe no fee to the selling agent — yet it underscores the reason why that agent’s primary motivation is to secure the best possible result for the vendor rather than the person buying.

Commission rates are open to negotiation. Sellers routinely discuss and agree on rates with agents before signing a selling agreement, and there is no legally prescribed commission rate anywhere in Australia. Agents are required to provide sellers with a written agency agreement — clearly detailing the commission, marketing costs, and the term of the listing arrangement — before commencing any work. These fee disclosure requirements form part of consumer protection law across all jurisdictions.

Beyond the commission itself, sellers are generally responsible for marketing and advertising expenses — professional photography, online listing fees, and occasionally print advertising — which can add several thousand dollars to the total cost of the sale. While buyers need not concern themselves with these costs when purchasing, it is useful background knowledge for anyone who may eventually want to sell a property in Australia.

For up-to-date guidance on what agents must disclose and how fee structures work in your state, consult the relevant consumer authority — such as NSW Fair Trading or Consumer Affairs Victoria — as written agreement and disclosure rules vary slightly between jurisdictions.

Where else can buyers find properties for sale in Australia, apart from estate agents?

Australia’s property information landscape is well developed and accessible, giving buyers — including those searching from the other side of the world — a wide range of quality channels beyond simply contacting an agent.

National property listing portals

The two leading national portals are realestate.com.au and domain.com.au, both of which allow you to browse listings across Sydney, Melbourne, Brisbane, Perth, Adelaide, Canberra, and regional locations, giving a clear sense of pricing, neighbourhoods, and what a given budget will achieve. These sites are the natural starting point for most Australian buyers — comparable in function to Rightmove in the UK or Zillow in the US — and both offer virtual property tours and detailed suburb-level price data.

CoreLogic is widely relied upon for price trend analysis and market intelligence, and its website provides granular suburb-level information useful for testing whether asking prices are realistic before making an offer. All three platforms are freely accessible from anywhere in the world.

Auctions

Ray White, for instance, is particularly well known for its auction programme, having trademarked the phrase “Competition Creators” to capture its philosophy that competitive bidding delivers the best outcomes for sellers. Auctions are especially prevalent in Sydney and Melbourne — prospective buyers must register to bid, bring identification, and be ready for a fast-moving process. Auction results are publicly disclosed, giving buyers a transparent window into actual market prices in a particular suburb. When a property sells at auction, contracts are exchanged and a deposit paid on the day, with no cooling-off period available — a significant distinction from private treaty sales. All due diligence, including building and pest inspections, must therefore be completed before stepping up to bid.

Developer direct sales and off-the-plan purchases

New apartment projects and house-and-land packages are frequently sold directly by developers, either from a dedicated sales office or through a project marketing agency. Aggregator websites such as newdevelopments.com.au bring together off-the-plan listings from across the country. For foreign buyers, new and off-the-plan developments carry particular significance, as they represent the primary category of property that non-residents are currently permitted to acquire (see the FIRB section below).

Government land registers

Every state and territory operates a publicly accessible land titles register. In New South Wales this is administered by NSW Land Registry Services; in Victoria by Land Use Victoria; and in Queensland by the Titles Registry. These allow buyers to search title information, verify ownership, and identify any encumbrances on a property, though accessing detailed title records typically involves a modest fee.

Expat forums and community networks

Online expat communities — including forums on Expat Focus, Facebook groups such as “Expats in Australia” and city-specific communities, and platforms like Internations — can be valuable sources of word-of-mouth referrals for agents, lawyers, and suburbs to consider. These informal networks are especially useful for identifying buyer’s agents with a track record of working with overseas clients, and for building a realistic picture of what day-to-day life in specific neighbourhoods actually looks like before committing to a purchase.

Is using a buyer’s agent common practice when purchasing property in Australia?

Engaging a buyer’s agent for residential purchases is a growing trend in Australia, currently accounting for roughly 3% of transactions. While not yet standard practice in the way it is in some comparable markets, uptake is rising steadily — particularly among investors, buyers with limited time, and overseas purchasers who are unable to attend inspections in person.

A buyer’s agent — also referred to as a buyer’s advocate — is a licensed professional whose sole obligation is to the purchaser, not the vendor. Their services typically encompass identifying suitable properties (including those not publicly advertised), carrying out due diligence, organising and attending inspections, providing independent price assessments, negotiating purchase terms, and bidding at auction on the buyer’s behalf. For those based abroad who cannot travel to Australia during the search period, this service can be genuinely indispensable.

Purchasing from overseas is achievable, but it relies on assembling a capable local team — generally a real estate agent, a solicitor or conveyancer, and in many cases a buyer’s agent — to handle inspections, coordinate paperwork, and manage negotiations.

Buyer’s agents in Australia are required to hold the same real estate licence as selling agents within their state or territory. Each jurisdiction sets its own eligibility criteria for operating in the real estate industry, including in the specialist capacity of representing buyers. Always verify that any buyer’s agent you are considering holds a current and valid licence with the appropriate state regulator before engaging their services.

Buyer’s agent fees are an optional expense, though many purchasers consider them worthwhile. Fees typically run between 1% and 2% of the purchase price (as of 2024–2025; rates differ between agents and should always be confirmed directly). Some buyer’s agents charge a flat fee — commonly ranging from AUD $8,000 to AUD $20,000 depending on property value and scope of work — while others prefer a percentage-based arrangement. Unlike some markets where buyer representation is folded into the commission paid by the vendor, in Australia the buyer pays their buyer’s agent directly. Agree on the fee structure, any upfront retainer, and the precise scope of services in writing before proceeding.

Are there organisations in Australia that support or represent foreign property buyers?

No single government body or dedicated advocacy organisation exists in Australia purely to represent or protect foreign property buyers. Nevertheless, several official and professional bodies have a remit that encompasses property transactions and consumer protection, and overseas buyers would do well to familiarise themselves with each of them.

• Foreign Investment Review Board (FIRB) — The Australian government authority charged with examining foreign investment proposals and advising the Treasurer, who holds discretion to approve or reject applications in line with Australia’s foreign investment policy. Although it is a regulatory body rather than a buyer support service, its website contains essential guidance for anyone purchasing from overseas. Website: firb.gov.au
• Australian Taxation Office (ATO) — Foreign Investment — The ATO administers the foreign investment rules governing residential real estate on the FIRB’s behalf. Its website sets out the current fee schedule, compliance obligations, and guidance materials for foreign purchasers. Website: ato.gov.au
• Real Estate Institute of Australia (REIA) — The national professional association for real estate agents and agencies. While it does not specifically advocate for foreign buyers, it publishes market data and maintains a directory of member agents. Website: reia.com.au
• Australian Institute of Conveyancers (AIC) — The peak body for conveyancers in Australia, who play an important role in property transactions. Website: aicnsw.com.au (NSW chapter; each state has its own chapter with a separate website).
• Law Council of Australia — The peak body for the Australian legal profession, with member state and territory law societies able to refer buyers to qualified property law specialists. Website: lawcouncil.asn.au
• State and territory consumer protection agencies — Including NSW Fair Trading, Consumer Affairs Victoria, and their equivalents in each jurisdiction. These agencies handle complaints against licensed agents and can provide guidance on buyers’ rights.

Overseas buyers with complex circumstances are strongly advised to engage an Australian property lawyer or conveyancer who has demonstrable experience handling foreign investment transactions. Ask any prospective adviser upfront whether they have represented foreign buyers navigating FIRB approval before committing to their services.

What other steps or considerations should foreign buyers be aware of when searching for property in Australia?

Foreign ownership restrictions and FIRB approval

The Foreign Investment Review Board (FIRB) is the Australian government body responsible for reviewing foreign investment proposals and providing advisory recommendations to the Treasurer, who retains discretionary authority to approve or refuse applications under Australia’s foreign investment framework. As a general rule, all foreign persons must lodge an application for FIRB approval before acquiring any Australian property — residential, commercial, or agricultural — unless a specific exemption applies.

A temporary ban on purchases of established dwellings by foreign persons — including temporary residents and foreign-owned entities — came into force on 1 April 2025 and will remain in effect until 31 March 2027. The measure is intended to ease pressure on Australia’s housing supply and make more existing homes available to domestic buyers. It is accompanied by tighter compliance measures and higher charges for foreign landowners, and the government will assess whether to extend the ban beyond 2027.

Foreign investors retain the ability to purchase newly constructed residential properties (off-the-plan or recently completed) subject to FIRB approval, to acquire vacant land provided substantial construction begins within four years of settlement, and to pursue redevelopment projects that result in a net increase in housing supply. Permanent residents, New Zealand citizens, and spouses of Australian citizens or permanent residents acquiring as joint tenants remain exempt under current legislation.

Foreign buyers are prohibited from proceeding with a purchase in Australia without first obtaining FIRB approval. Including a “subject to FIRB approval” clause in any contract is strongly advisable to limit legal exposure. The review process typically takes 30 days, plus a further 10-day notification period. Always consult the FIRB website — firb.gov.au — for the latest fee schedule and rules, given that these changed substantially in 2024 and may be updated again.

The role of conveyancers and solicitors

In contrast to civil law jurisdictions such as France, Spain, or Germany — where a notary plays a legally mandated central role in property transfers — Australian property transactions are handled by either a licensed conveyancer or a solicitor. Both professionals can manage the legal dimensions of a purchase: reviewing contracts, conducting title searches, overseeing settlement, and lodging the new title with the relevant registry. A solicitor, however, can additionally advise on broader legal matters including FIRB compliance. For foreign buyers, appointing a solicitor with specific experience in international transactions is generally the wiser choice.

Financing as a foreign buyer brings its own set of challenges: more stringent lending criteria, larger deposit requirements, higher interest rates compared to those available to local residents, requirements to demonstrate stable Australian income, and the fact that some lenders decline foreign buyer applications entirely. Most financial institutions require a deposit of at least 20% from non-resident buyers. Engaging an Australian mortgage broker who specialises in non-resident lending is strongly recommended before beginning your property search in earnest.

Surcharges and additional taxes

FIRB application fees and annual land tax surcharges have risen, with foreign investor surcharges now sitting at 5% in NSW, 4% in Victoria, and 3% in Queensland (as of 2024–2025; always verify the current rates with a qualified tax adviser or the relevant state revenue authority, as these have been subject to revision). Foreign buyers are also liable for Stamp Duty Surcharges in most states, applied on top of the standard stamp duty that all purchasers pay. The applicable rate varies by state, so obtaining a complete tax calculation from a qualified Australian tax adviser before exchanging contracts is essential.

Language and bilingual support

There is no legal requirement in Australia for property contracts to be translated from the language in which they are drafted — typically English. Buyers who are not fully comfortable reading legal English should engage a bilingual solicitor or a qualified interpreter to review all documents before signing anything. A number of law firms and buyer’s agents in major cities — particularly Sydney and Melbourne — offer services in Mandarin, Cantonese, Korean, Japanese, and other languages. Enquire directly with agencies and law firms about whether bilingual assistance is available.

Building and pest inspections

In Australia, it is the buyer’s responsibility to arrange building and pest inspections prior to making a formal offer. These inspections are not a legal requirement but are strongly recommended, and in most private treaty sales a brief cooling-off period — typically two to five business days depending on the state — allows the buyer to withdraw if inspection findings are unsatisfactory. No cooling-off period exists when purchasing at auction, meaning all due diligence must be completed beforehand. Always commission your own independent report rather than relying on anything provided by the vendor.

Land titles registry

Each Australian state and territory operates its own land titles registry. Your conveyancer or solicitor is responsible for registering the title in your name after settlement through the appropriate state body — for example, NSW Land Registry Services in New South Wales or Land Use Victoria in Victoria. The FIRB website — updated regularly at firb.gov.au — remains the authoritative official reference on foreign ownership rules. The ATO’s foreign investment guidance is available at ato.gov.au.

Frequently asked questions

Can I search for property in Australia remotely without visiting first?

Yes. Many agencies now provide immersive 3D walkthroughs, interactive floor plans, and virtual staging, enabling prospective buyers to explore properties comprehensively without travelling. The leading portals, realestate.com.au and domain.com.au, also feature detailed suburb profiles and historical price data. That said, most experienced advisers suggest making at least one in-person visit — or instructing a buyer’s agent to conduct inspections on your behalf — before committing to an exchange of contracts.

Do I need a local bank account before I can buy property in Australia?

An Australian bank account is not a prerequisite for starting your property search, but you will need one to pay a deposit and handle settlement funds. Several major Australian banks allow account applications to be submitted from overseas, though the documentation requirements differ between institutions. Your solicitor or conveyancer will advise on the financial arrangements needed for settlement. If you require a mortgage, bear in mind that Australian lenders give considerably more weight to local credit history and domestic financial activity than to overseas records.

What is the difference between buying by private treaty and buying at auction in Australia?

In a private treaty sale, the buyer negotiates a purchase price with the vendor through their agent, and in most states a cooling-off period applies following exchange of contracts. Auctions are public events at which the property goes to the highest bidder on the day — contracts are exchanged immediately, a deposit of typically 10% is paid on the spot, and there is no cooling-off period whatsoever. Auction sales are particularly common in Sydney and Melbourne, and all due diligence — including building and pest inspections — must be completed before you bid.

What types of property can non-residents buy in Australia?

From 1 April 2025, the Australian Government imposed a two-year restriction on the purchase of established dwellings by foreign investors, running until 31 March 2027. This applies to non-resident foreign individuals, foreign-controlled entities, and temporary residents. Foreign investors may still acquire new residential properties with FIRB approval, purchase vacant land on the condition that construction begins within four years of settlement, or buy and redevelop existing dwellings where the project results in a net increase in housing supply.

What happens if a seller withdraws from a sale in Australia?

Once contracts have been exchanged and executed by both parties in a private treaty sale, the transaction is legally binding on the vendor as well as the buyer. A seller who attempts to withdraw after exchange exposes themselves to legal action for breach of contract and may face liability for the buyer’s associated losses and costs. Prior to exchange, either party may pull out without penalty, subject to any pre-contract arrangements that have been agreed. At auction, the contract becomes binding the instant the hammer falls. A solicitor should always review the contract before you sign or bid.

Do I need FIRB approval before I sign a contract?

For foreign buyers who require approval, lodging a FIRB application is the critical first step — it must be submitted before entering into any property purchase agreement. Every contract should include an explicit condition making it subject to FIRB approval, to reduce the risk of legal and compliance complications. The consequences of failing to obtain approval are serious — they can include substantial financial penalties and, in some cases, criminal charges. Review the current rules and applicable fees at firb.gov.au before taking any further steps.

How long does it typically take to buy a property in Australia?

Timelines depend on the sale method and whether FIRB approval is required. The FIRB assessment process generally takes 30 days plus a 10-day notification period. Once contracts are exchanged on an existing property, settlement typically follows 30 to 90 days later, subject to what is specified in the contract. Off-the-plan purchases may involve significantly longer wait times, as settlement is conditional on the completion of construction. Allow additional time for arranging finance, completing legal checks, and commissioning inspections.

Is it possible to buy property in Australia through a company or trust structure?

Yes, but careful consideration is required. The ownership structure you choose can have a pronounced effect on your overall tax liability and on the approvals you need to obtain. A trust that includes even discretionary foreign beneficiaries may still attract surcharge land tax and stamp duty. Similarly, company structures with any foreign shareholders are not automatically exempt. Having a structure tailored to your specific circumstances — designed in collaboration with a property lawyer and a tax adviser — can be the difference between a sound investment outcome and an unexpected and costly tax liability.