The Definitive Guide To Property Investment In Australia


Investing in property has long been a popular wealth-building strategy in Australia, and for good reason. With a stable economy, growing population, and a housing market that has historically provided solid returns, Australian real estate offers a unique opportunity for savvy investors to build long-term equity and generate passive income. 

Australia is rated as one of the most livable countries globally and is known for its high standard of living. While major Australian cities consistently rank high for livability, with Melbourne and Sydney boasting top-three positions in 2023, all four major cities – Adelaide, Perth, Melbourne, and Brisbane – remain highly attractive for property investment.

Property investment is one of the best ways to build wealth. However, it is a long-term commitment, so it’s important that you’ve done your research before dipping your feet in the Australian real estate investment waters. 

From identifying the right location and property type to securing financing, conducting due diligence, and managing tenants, there are numerous factors to consider. Whether you’re a permanent resident or an expat thinking of investing in Australian real estate, we’ll equip you with the tools you need to navigate the complexities of property investment in Australia and maximise your chances of success in capitalising on the country’s thriving real estate market.

Why Invest in Property? Pros of Property Investment in Australia

Here are some reasons why you should invest in the Australian real estate market:

Capital Growth and Supply-Demand Dynamics

When it comes to real estate investment in Australia, one of the main factors you need to look into is the population of the place. In Australia, the population is on the rise in major cities like Sydney, Melbourne and Brisbane.

The vacancy rate in Australia is meagre now, with less than 2% vacancy rate. With low-interest rates and rapid population growth over recent years, the demand for housing is way more than the supply. As long as the property rental price is reasonable, it will be more popular, ensuring both rental and capital growth for investors.

Rental Income and Yields

Investors are drawn to invest in Australian real estate because of rental growth. For years, Australia has enjoyed steady rental growth while achieving capital growth.

Sydney’s current average rental output rate is 5% (annual rental income as a percentage of house prices) (data source RP-DATA Rismark). The rental income can be roughly the same as the cost of holding the property, and some even have pure cash flow income.

According to statistics provided by Australia in the past 120 years, Australia’s real estate investment market is of lower risk compared to the markets of other countries. Property prices have been appreciating at an average annual compound growth rate of 6.8%.

Consistent and Low-Risk Market

Australia’s real estate market is one of the most consistent investment property markets in the world. It has an average ROI of 7% per annum. Not just that, it also has fewer years of decline in comparison to other property markets worldwide. For over 100 years, Australian investment properties have enjoyed a consistent rise in the capital.

This consistency and resilience, even during economic downturns, provide investors with a sense of confidence and stability, making Australian real estate a desirable option for long-term wealth-building commitments.

Easy to Invest and Favourable Policies

Another good reason is that it is easy to buy and invest in properties in Australia. Unlike other countries, Australia does not have strict foreign investment laws, making it easier for investors to invest in the Australian real estate market.

Here are some things you should be aware of:

  • Australia has effective and strong consumer protection legislation through the National Consumer Credit Protection Act 2009 (NCCP Act)
  • The legal system in Australia is similar to the UK system
  • It is expected that the immigration trend in Australia will rise in the coming 50 years. 
  • Tax on investment properties in Australia: Although the seller must pay VAT after the property is sold, Australia’s tax law has a very generous deduction policy. Most of the expenses incurred during the purchase period can be offset by the income tax.
  • Loan policy: Many Australian banks provide financial products that help overseas investment and lending, including loans that only pay off loans with interest.

Australia has witnessed economic growth in the last 8 to 10 years. Many of the foreign property markets such as the United States market and the Hong Kong market have suffered major losses in the past, with some volatile economies witnessing a price drop of up to 70% in the housing industry. The Australian real estate investment market, on the flip side, remained undefeated.

The Australian investment property market provides investors the confidence they need and could be the best option for your long term wealth-building commitments. For long-term investment commitment, the Australian property market could be the best option for you. The low volatility of real estate in Australia makes it a desirable choice over other property markets and even stock markets around the world. No matter which country you are from, you are welcome to invest freely in the Australian property market.

Cons of Property Investment in Australia


Property investments are relatively illiquid compared to other asset classes like stocks or bonds. It can take time and effort to sell a property, potentially limiting an investor’s ability to access their capital quickly.

Concentration Risk

Investing a significant portion of one’s portfolio in a single property or a few properties can lead to concentration risk. Diversification across multiple properties or regions can help mitigate this risk, but it may also increase the overall investment cost.

Tenant and Vacancy Risks

Property investment carries the risk of dealing with problematic tenants who may cause damage, fail to pay rent, or engage in illegal activities. Additionally, there is always the possibility of periods of vacancy between tenants, during which the investor must cover all expenses without rental income.

Ongoing Expenses and Maintenance

Investment properties come with ongoing expenses such as mortgage payments, property maintenance, council rates, strata fees (if applicable), and property manageme

Market Cycles and Economic Factors

The Australian property market is subject to cycles and is influenced by various economic factors such as interest rates, employment levels, and consumer confidence. These factors can lead to periods of stagnation or even price declines in certain areas, impacting the value of investment properties.

Legal and Regulatory Risks

Property investment is subject to various legal and regulatory risks, including changes in zoning laws, property taxes, and landlord-tenant regulations. Investors must stay informed and adapt to any changes in the legal and regulatory landscape.

By considering both the potential advantages and risks associated with property investment in Australia, investors can make more informed decisions aligned with their investment goals, risk tolerance, and financial situation.

Property Investment Strategies: What to Consider When Buying an Investment Property

When considering an investment property purchase, it’s crucial to have a well-defined strategy that aligns with your financial goals, risk tolerance, and investment horizon. Some key factors to consider include:

  • Location: As the saying goes, “location, location, location” is paramount in real estate investing. Research areas with strong population growth, job opportunities, and amenities that drive demand for housing.
  • Property Type: Decide whether you want to invest in a house, apartment, townhouse, or other property types. Each has its own advantages and challenges in terms of rental demand, maintenance, and potential for capital growth.
  • Rental Yield: Calculate the expected rental yield (annual rental income divided by the property’s value) to ensure the investment will generate a positive cash flow after expenses.
  • Capital Growth Potential: Assess the area’s historical price appreciation and future growth prospects, as capital growth can significantly impact your long-term returns.
  • Financing: Determine your borrowing capacity, interest rates, and loan terms to ensure the investment is financially feasible and sustainable.
  • Property Condition: Consider the age, condition, and potential renovation or maintenance costs of the property to maximise its appeal and value.

Best Place to Buy Investment Property in Australia

Australia has long been a popular destination for real estate investors, with its strong economy and thriving property markets offering attractive opportunities for buying investment properties. Major cities like Sydney and Melbourne consistently top the lists of best places to purchase investment real estate in Australia due to their resilient housing markets and impressive rental yields. 

However, savvy investors know that looking beyond these obvious hotspots can unearth hidden gems ripe for investment. Here are some tips for finding the best places to buy investment property in Australia:

  • Look at major cities like Sydney, Melbourne, Brisbane, and Perth. These tend to have strong population growth and housing demand. Inner city suburbs near amenities are ideal.
  • Research rental yields in different areas. Look for suburbs and towns with yields of 4-6% or higher. This indicates strong demand from renters.
  • Consider regional hubs and coastal lifestyle markets like Gold Coast, Sunshine Coast, Geelong, Newcastle, Wollongong and Canberra. These can provide good yields without the huge prices of big cities.
  • Factor in future infrastructure and development plans for an area. Areas set for major transport upgrades or new amenities can see prices rise.
  • Don’t overlook affordable areas with decent rental demand. Outer suburbs of major cities or smaller regional towns can work well for cheaper investments.
  • Seek out “up and coming” suburbs that are gentrifying. These are popular with young professionals and can see strong growth.
  • Use a buyer’s agent to help identify suitable areas and properties that match your goals and budget. They have specialised market knowledge.
  • Research areas thoroughly before investing. Look at market reports, rental demand, future growth predictions, affordability and local economic factors.

The best places can vary over time. Do your homework to find the current best locations for investment properties in Australia. Also factor in your own investment goals and budget when deciding.

What Suburbs Are the Best to Invest in?

The best suburbs for investment can vary over time and depend on your specific investment goals and budget. However, some general factors to consider when evaluating suburbs include:

  • Population Growth: Suburbs with strong population growth, driven by factors such as job opportunities, amenities, and infrastructure development, tend to have higher rental demand and potential for capital growth.
  • Rental Yield: Look for suburbs with rental yields above the city or regional average, which can indicate strong demand from renters and positive cash flow potential.
  • Affordability: While some suburbs may offer higher yields, it’s important to consider the overall affordability of the investment, including property prices and potential for long-term capital growth.
  • Accessibility: Suburbs with good access to public transportation, major employment hubs, and amenities can be more attractive to renters and owner-occupiers alike.
  • Future Development: Suburbs with planned infrastructure projects, such as new transportation links or commercial developments, can see increased demand and property values in the future.

It’s essential to conduct thorough research, including analysing market reports, rental demand, future growth predictions, affordability, and local economic factors, before investing in a specific suburb.

What Kind of Property to Buy in Australia?

When investing in the Australian property market, you’ll need to decide on the type of property that best suits your investment goals and strategy. 

The two main options are:

House vs Apartments

Pros of Investing in Houses

  • More space: Houses typically offer more square footage, including backyards and garages, ideal for families or those who enjoy space.
  • Privacy: You won’t have shared walls or ceilings, leading to a quieter and more private living experience.
  • Potential for customisation: You can renovate and modify your property to suit your taste, adding value in the long run.
  • Backyard and outdoor living: Houses often come with yards, perfect for barbecues, gardening, or letting pets roam freely.
  • Potentially higher resale value: Houses, particularly detached ones, tend to appreciate in value more than apartments over time.

Cons of Investing in Houses

  • Higher cost: Houses generally have a higher purchase price and ongoing maintenance expenses compared to apartments.
  • More maintenance: You’re responsible for all upkeep, including lawns, gardens, repairs, and potential renovations.
  • Less security: Detached houses might be more vulnerable to break-ins compared to secured apartment buildings.
  • Longer commute: Houses are often located in suburbs farther from city centres, leading to longer commutes.

Pros of Investing in Apartments

  • Lower cost: Apartments are generally cheaper to buy and maintain than houses, making them easier on the budget.
  • Less maintenance: Shared living arrangements mean less responsibility for repairs and upkeep. Often, buildings have maintenance staff.
  • Security features: Apartment buildings often have security features like controlled access, cameras, and security personnel.
  • Convenience: Apartments are usually located closer to city centres, offering easy access to shops, restaurants, and entertainment.
  • Social aspects: Living in close proximity to others can foster a sense of community, especially for young professionals.

Cons of Investing in Apartments

  • Less space: Apartments tend to have smaller living areas and limited outdoor space, if any.
  • Privacy concerns: Sharing walls and ceilings can lead to noise disturbances from neighbours.
  • Restrictions on modifications: You might have limitations on renovations or alterations due to building regulations.
  • Less control over surroundings: You’ll have to abide by building rules and regulations set by the body corporate.
  • Potentially lower resale value: Apartment values may fluctuate more than houses and might not appreciate as much in the long run.

Owner-Occupied or Rental Properties

Pros of Investing in an Owner-Occupied Property

  • Building equity: As you make mortgage payments, you gain ownership of the property. This builds wealth over time and provides financial security.
  • Stability and customisation: You have the freedom to personalise your space and enjoy the stability of knowing it’s your own.
  • Potential tax benefits: In Australia, owner-occupiers may be eligible for certain tax concessions, reducing the overall housing cost.

Cons of Investing in an Owner-Occupied Property

  • Limited investment flexibility: Your money is tied up in one property, limiting your ability to diversify your investments.
  • Transaction costs: Buying and selling a property involves costs like stamp duty and agent fees.
  • Ongoing maintenance responsibility: You’re solely responsible for repairs, upkeep, and potential renovations.

Pros of Investing in Rental Property

  • Passive income: Rental income provides a regular cash flow that can supplement your salary or be reinvested for future growth.
  • Long-term capital gains: The property value may increase over time, offering potential profit when you sell.
  • Diversification: Rental properties can diversify your investment portfolio and mitigate risk.

Cons of Investing in Rental Property

  • Management responsibility: You’re responsible for finding tenants, dealing with repairs, and potentially managing vacancies.
  • Upfront investment: Rental properties often require a larger down payment compared to owner-occupied purchases.
  • Potential for negative cash flow: Rental income may not always cover all expenses, leading to out-of-pocket costs.

How to Invest in Property in Australia

Investing in property in Australia typically involves the following steps:

    • Determine Your Investment Goals: Clearly define your objectives, such as long-term capital growth, rental income, or a combination of both.
    • Develop an Investment Strategy: Decide on the type of property (house, apartment, etc.), location, and whether you’ll be an owner-occupier or landlord.
    • Get Pre-Approved for Financing: Consult with lenders and obtain pre-approval for a loan, ensuring you understand the borrowing costs and requirements.
    • Research the Market: Analyse property trends, rental yields, and potential growth areas to identify suitable investment opportunities.
    • Find and Evaluate Properties: Work with real estate agents, attend open houses, and conduct thorough property inspections to assess the condition and value of potential investments.
    • Make an Offer and Negotiate: Once you’ve found a suitable property, make an offer and negotiate the terms of the purchase.
    • Finalise the Purchase: Complete the necessary legal and financial processes, such as obtaining a building inspection, finalising the loan, and transferring ownership.
    • Manage the Investment: If purchasing a rental property, be prepared to manage tenants, maintenance, and other ongoing responsibilities.

8 Property Investment Mistakes To Avoid

Investing in property can be a rewarding endeavour, but it’s essential to avoid common mistakes that can jeopardise your investment. Here are some crucial property investment mistakes to avoid:

  • Failing to Do Thorough Research: Overlooking crucial factors such as location, rental demand, property condition, and market trends can lead to poor investment decisions.
  • Overleveraging: Taking on too much debt or failing to account for all costs (e.g., maintenance, vacancies) can strain your finances and put your investment at risk.
  • Ignoring Professional Advice: Neglecting to seek guidance from real estate agents, mortgage brokers, or financial advisors can result in costly mistakes.
  • Emotional Decision-Making: Letting emotions cloud your judgement can lead to overpaying or investing in unsuitable properties.
  • Inadequate Risk Management: Failing to diversify your portfolio or lacking appropriate insurance coverage can expose you to significant risks.
  • Poor Tenant Screening: Neglecting to properly screen and vet potential tenants can lead to issues such as unpaid rent, property damage, and legal disputes.
  • Underestimating Maintenance Costs: Not budgeting for ongoing maintenance and repairs can quickly erode your investment’s profitability.
  • Ignoring Tax Implications: Overlooking potential tax benefits or liabilities can significantly impact your overall returns.

By being aware of these common pitfalls and taking a disciplined, well-researched approach, you can increase your chances of success in property investment.

The Costs of Investing in Property

While property investment can be lucrative, it’s essential to be aware of the various costs involved. These include:

Stamp Duty

Stamp Duty is a state-based tax levied on the purchase of a property, which can be a significant upfront cost. The amount of stamp duty you pay will vary depending on the state or territory you’re buying in, and the value of the property. 

In some states, there may also be concessions or discounts available for certain types of buyers, such as first-time investors or those purchasing property in regional areas.

Conveyancing and Search Fees

Conveyancing and search fees are fees paid to legal professionals for handling the transfer of property ownership and conducting necessary searches. These fees can vary depending on the complexity of the transaction and the location of the property.  

Conveyancing typically involves tasks such as reviewing the contract of sale, liaising with the vendor’s solicitor, conducting property title searches, and ensuring settlement goes smoothly.

Property Inspections

You will also need to set aside funds for property inspection, which is the cost of hiring professionals to assess the condition of the property, including building and pest inspections. These inspections can help to identify any potential problems with the property that could lead to costly repairs in the future.  

A building inspection will typically assess the structural integrity of the property, as well as the condition of the electrical wiring, plumbing, roofing, and other major components.  A pest inspection will look for evidence of termites, borers, and other pests that could damage the property.

Additional Ongoing Costs

  • Mortgage Payments: Regular repayments on any loans used to finance the property purchase.
  • Property Management Fees: If using a property manager to oversee rental properties, expect to pay a percentage of the rental income.
  • Council Rates and Strata Fees: Ongoing fees for local government services and building maintenance (for strata properties).
  • Insurance: Protecting your investment through landlord insurance, building insurance, and potentially income protection insurance.
  • Maintenance and Repairs: Budgeting for regular upkeep and unexpected repairs is crucial, especially for older properties.

It’s essential to factor in all these costs when evaluating the potential returns and profitability of an investment property. Failing to account for these expenses can quickly erode your cash flow and profitability.

How Much Can I Borrow For an Investment Property in Australia?

The amount you can borrow for an investment property in Australia depends on several factors, including your income, existing debts, the property’s value, and the lender’s criteria. Getting a home loan for a property depends on whether it’s residential or commercial, and how much you’re willing to put down as a deposit. Here’s a breakdown:

  • Residential properties: Generally, lenders offer loans up to 80% of the purchase price. This means you’ll need a deposit of at least 20%.
  • Commercial properties: Loans for commercial properties are usually capped at 70% of the value, requiring a higher deposit of 30%.

However, there is a way to borrow more:

  • Lender’s Mortgage Insurance (LMI): Some lenders might be willing to extend a loan for up to 95% of the property value, but this typically comes with the added cost of LMI. LMI protects the lender if you default on the loan, but it adds to the overall borrowing cost.

Get a free Australian mortgage assessment today.

Apply online to get a free recommendation with real rates and repayments.

How Much Deposit Do I Need for a Home Loan?

When taking out a home loan, the deposit is one of the most important factors. The deposit refers to the upfront amount you pay towards the property purchase, with the remainder covered by your home loan. The deposit impacts your interest rate, monthly repayments, and eligibility for different types of loans.

What is the Minimum Deposit for a Home Loan?

Most lenders in Australia require a minimum deposit of 20% of the property’s value for a home loan. So for a $500,000 home, you would need at least $100,000 as a deposit.

Low Deposit Home Loan Options

While 20% is the general minimum, there are some low-deposit home loan options for buyers who can’t save a full 20% deposit:

  • Some lenders offer loans with just 10-15% deposit.
  • First home buyers may qualify for the First Home Loan Deposit Scheme which requires just 5% down.
  • However, low-deposit loans often have mortgage insurance which increases costs.

Benefits of a Higher Deposit

The higher your deposit, the better when it comes to home loans:

  • A larger deposit reduces your loan amount and monthly repayments.
  • A 20% deposit is ideal to get the best interest rates and avoid mortgage insurance.

While it’s not always feasible, especially for first home buyers, you should try to save as much as possible for your deposit.

Getting Help with the Deposit

If you’re struggling to save the full deposit amount, consider these options:

  • Lenders that allow family pledges or guarantees.
  • Government grants and schemes like the First Home Owner Grant.

The key is to research different lenders and loan options to find one suited to your financial situation. Home loan deposits can range from 5-20% depending on the lender and your eligibility for assistance schemes.

Investment Property Tips For Beginners in Australia

Evaluate Your Finances and Budget

Ask your bank to receive a statement of your credit card, and make sure you clear your outstanding debts. If your credit is not in a good place, now may not be the best time for you to buy a house or non-resident investment property. Lowering your credit card limit will help you obtain a larger financing limit.

Think About the Total Cost

  • Deposit: You typically need to take out a 10-20% deposit to guarantee the mortgage. To avoid paying the lender’s mortgage insurance (LMI), a 20% deposit is required. Low deposit mortgages exist, but your mortgage insurance will be much higher.
  • Stamp Duty: The amount of stamp duty you pay depends on the state your property is in and the property’s purchase price. You can use the stamp duty calculator to get a specific quote.
  • Legal and Transfer Fees: Depending on the amount of legal work required for property transfer and other standard inspections, you should set aside AUD$2,000-A$5,000.
  • Financial and Insurance Expenses: If your loan exceeds 80% of the purchase price, you will need to pay for Lenders Mortgage Insurance.

A mortgage loan application may cost anywhere between A$200 and A$600, depending on the lender. If you get a loan as part of a package this will often be waived.

Be Mindful When Choosing the Location and Property Type

Consider making a list of all non-negotiable, “must-have” requirements. The following is a sample list of those who want to become a homeowner.

  1. Location – close to work, school, family, and friends
  2. Public transportation, services, and shops
  3. Does the area have a mature infrastructure or development plan?
  4. Suburban features – is there a good atmosphere and friendly community?

When buying an investment property in Australia, the factors to consider are a little different from buying a house. Determine whether you want to fix it up, turn it over, hold the property or rent it out.

When choosing the type of property to invest in, a different set of criteria is required. Look for the following categories of properties while investing:

  • Look at housing prices in areas with higher rental yields
  • Research recent sales prices to understand prices
  • Is the rental demand strong? See if the vacancy rate is tight
  • Are there upcoming developments or zoning changes? What impact will they have?
  • Is it close to schools, shops, hospitals, or public transportation?
  • What will the maintenance cost be?
  • How many bedrooms, bathrooms and parking spaces are there?
  • Property inspection is important!

Ask a qualified inspector to conduct an assessment of the property. They will look for structural defects, pests, faulty wires, plumbing and drainage problems, asbestos, lead paint, etc.

Additional Incentives

Compared with some countries’ cumbersome investment policies, the entire approval process for investing in and buying Australian property is relatively simple.

Most real estate and land in Australia are generally sold and transferred in the form of ownership (ie: buyers have indefinite ownership of the land or house). Owners have the right to live, rent, sell, transfer the ownership or leave it vacant.

First Homeownership Grant

Are you eligible for the first home owners grant? If you and your partner have never bought a property in Australia before, you will likely qualify for a “First Home Buyer Grant” (FHOG). 

FHOG is a nationwide program, but each state has its funding and the amount varies from state to state.

The government will determine whether you can get the subsidy based on whether you have previously purchased a house or investment property and whether your spouse or partner has also purchased a home or investment property in Australia.

Thinking About Investing in Australia?

If you’re considering investing in property in Australia, getting financing from a reputable lender is key. Odin Mortgage can help make your real estate investment dreams Down Under a reality. 

Odin Mortgage specialises in loans for non-resident borrowers and expats buying property in Australia. 

Whether you’re looking to finance your first investment property in Sydney, need funding for a holiday home on the Gold Coast, or want to add to your existing portfolio, Odin Mortgage has the expertise to guide you through the process.

Our knowledgeable team takes care of everything from researching the latest rates and products to managing the paperwork and conveyancing. Odin makes financing stress-free and helps non-resident buyers access the best available loans.

Don’t let financing challenges stand in the way of your Australian property goals. Contact Odin Mortgage today to discuss how they can help fund your next real estate investment in Australia.

Frequently Asked Questions

Some key things you should know about the Australian real estate investment market: Social stability, sound policies, the proper legal system, mature market, stable appreciation, active rental market, low vacancy rate and a chronic shortage of housing supply.

Yes. As mentioned in this Australian investment property guide, the Australian government encourages foreigners to invest in their real estate and buy non-resident investment property in Australia from overseas countries like Singapore. Overseas investors can mortgage the properties they want to buy with Australian banks.

Yes. According to local laws in Australia, any income earned in Australia must be taxed. This includes a tax on investment properties in Australia. However, this income is the net income after renting. 

Therefore, it is recommended that investors take a loan from an Australian bank when buying Australian real estate to deduct the rental income to the greatest extent. At the same time, Australian accountants will use the various expenses of the property. With tax deductions, investors can maximise investment income.

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