Can a 482 Visa Holder Buy Property in Australia?

The Short Answer: Yes, With Conditions

Australia's foreign investment rules — administered by the Foreign Investment Review Board (FIRB) — apply to all temporary visa holders, including 482 visa holders. The key rules are:

• You can buy a new dwelling (newly built or off-the-plan)
• You can buy vacant land to build a new home
• You can buy one established dwelling to live in as your primary residence
• You cannot buy established dwellings as investment properties
• You must get FIRB approval (except in limited circumstances)
• You must sell if your visa expires and you don't obtain permanent residency

FIRB: What It Is and What It Costs

The Foreign Investment Review Board reviews applications from foreign investors and temporary residents to ensure purchases align with national interest. For temporary residents buying residential property, this is largely a formality — but it must be done.

FIRB Fees (2026)

Purchase Price	FIRB Application Fee
Up to $1,000,000	$4,200
$1,000,001 – $2,000,000	$8,500
$2,000,001 – $3,000,000	$16,900
$3,000,001 – $5,000,000	$25,400
$5,000,001 – $10,000,000	$42,300
Over $10,000,000	$84,600+

Fees are paid when lodging the application online. Processing typically takes 10–30 days for straightforward residential applications. The FIRB does not usually reject applications from 482 holders buying to live in — it's mainly a compliance and fee mechanism.

What Lenders Will Do for 482 Visa Holders

Lenders view 482 visa holders as higher-risk borrowers for two reasons: visa impermanence and FIRB status. This affects deposit requirements, loan-to-value ratios (LVR), and which lenders will consider you.

Lender Policies at a Glance

Lender Type	LVR (Loan-to-Value)	Minimum Deposit	Notes
Big 4 banks (general)	Up to 70–80%	20–30%	Policies vary by branch/state; some require longer remaining visa time
Second-tier banks	Up to 75–80%	20–25%	More consistent policy; some accept shorter visa terms
Non-bank / specialist	Up to 80–85%	15–20%	Higher rate; good for those without a large deposit
Mortgage insurers (LMI)	Up to 90–95%	5–10%	LMI providers assess temp residents case by case; approval not guaranteed

In practice, most 482 holders buying in Sydney end up needing at least 20% deposit to access mainstream lenders. This is not a legal requirement — it's a lender risk appetite decision.

Visa Expiry and Loan Conditions

Some lenders will only approve a loan if there is a minimum period remaining on your visa — typically 12 months or more beyond the loan settlement date. If your 482 is about to expire and you're waiting on a PR application, this can complicate things significantly.

Income Assessment: Employment in Australia

Being employed in Australia on a 482 visa works in your favour. Lenders can assess your Australian income directly — pay slips, tax returns, employer letters. There's no foreign income conversion needed if you're paid in AUD.

What lenders will check:

• That your employment aligns with the occupation specified on your visa
• That your employer is a legitimate Australian sponsor
• Length of time at current employer (some lenders want 6–12 months minimum)
• Whether your role is likely to continue (permanent vs. fixed-term contract)

A 482 visa holder in a professional role (engineer, IT, healthcare) with stable employment of 1+ years is generally well-positioned from an income perspective. The risk in lender eyes is the visa — not the income.

What Happens When Your Visa Expires?

This is the most important question — and one many buyers don't think through carefully enough.

If your 482 visa expires and you do not receive PR or another valid visa that permits property ownership, FIRB requires you to sell the property. This is enforced. If you don't comply voluntarily, FIRB can apply to the courts for a forced sale order.

You do not have to sell if:

• You are granted permanent residency (any PR visa)
• You are granted another temporary visa that also permits residence (you would need fresh FIRB approval for the new visa)
• You become an Australian citizen

Stamp Duty: No Concession for 482 Holders

Unlike Australian citizens and permanent residents who may qualify for first home buyer stamp duty concessions, 482 visa holders are not eligible for first home buyer grants or stamp duty exemptions in NSW.

In NSW, Foreign Purchaser Surcharge Duty also applies — currently 8% of the purchase price — on top of standard stamp duty. This applies to purchases by temporary residents, including 482 holders.

Purchase Price	Standard Stamp Duty (Approx.)	Surcharge (8%)	Total Tax
$750,000	~$29,125	$60,000	~$89,125
$900,000	~$36,715	$72,000	~$108,715
$1,000,000	~$40,905	$80,000	~$120,905

This is a significant additional cost that many 482 holders are not aware of. Budget carefully before making offers.

The Step-by-Step Process

1. 1
   Confirm FIRB eligibility
   Check FIRB's official guidelines for your specific visa subclass and intended property type. Not all 482 holders have identical FIRB conditions.
2. 2
   Get finance pre-approval
   Work with a broker who understands temporary resident lending. Not all brokers know which lenders have favourable policies for 482 holders.
3. 3
   Find the property
   Keep in mind the FIRB restriction on established dwellings for investment. If buying to live in, established property is allowed.
4. 4
   Lodge FIRB application
   Apply online via firb.gov.au before exchanging contracts. Budget 10–30 days for approval. Do not exchange without FIRB approval in hand (or unless exempt).
5. 5
   Exchange and complete
   Once FIRB approval is received and finance is confirmed, exchange contracts and proceed to settlement. Budget for surcharge duty on top of standard costs.

Frequently Asked Questions