Buying Your First Home on a Visa: What NSW Buyers Need to Know

Your visa or residency status affects almost every part of buying your first home: which grants you can use, how much stamp duty you pay, whether you need government approval, and which lenders will lend to you. Here is a plain guide to how it works in NSW.

Australian citizens and permanent residents

If you are an Australian citizen or permanent resident, you are generally treated the same as any other first home buyer. You may be eligible for:

• The Australian Government 5% Deposit Scheme
• The NSW First Home Buyers Assistance Scheme (stamp duty savings)
• The NSW First Home Owner Grant (FHOG) for new homes

The eligibility rules differ between schemes:

• Australian Government 5% Deposit Scheme: every applicant must be an Australian citizen or permanent resident.
• NSW First Home Buyers Assistance Scheme and First Home Owner Grant: at least one applicant must generally be an Australian citizen or permanent resident, subject to all other eligibility requirements.

Permanent residents should also watch the surcharge purchaser duty. This is an extra stamp duty for foreign persons. A permanent resident is generally not charged it if they have been in Australia for at least 200 days in the 12 months before the purchase. A permanent resident who has not met this requirement may only qualify for a conditional exemption if the relevant requirements are satisfied, including purchasing as an individual and occupying the property as their principal place of residence for at least 200 continuous days within the following 12 months.

New Zealand citizens

New Zealand citizens living in Australia on a Special Category Visa (subclass 444) are treated as permanent residents for the NSW First Home Owner Grant. For surcharge purchaser duty, the same 200-day rules apply. Lenders also treat many NZ citizens much like local borrowers, but policies vary.

Temporary visa holders

If you are on a temporary visa, such as a student, skilled work or bridging visa, the rules are much tighter:

• Established homes: from 1 April 2025 to 31 March 2027, foreign persons, including most temporary residents, are generally prohibited from purchasing established homes, subject to limited exceptions and foreign-investment rules.
• New homes and vacant land: these can still be bought, but you generally need approval from the Foreign Investment Review Board (FIRB) first. Application fees apply.
• Extra stamp duty: temporary visa holders are usually charged NSW surcharge purchaser duty on top of normal stamp duty.
• Government schemes: temporary visa holders can't use the 5% Deposit Scheme on their own. For the NSW stamp duty scheme and First Home Owner Grant, at least one applicant must generally be an Australian citizen or permanent resident.

Certain partner visa holders may receive different treatment for FIRB approval or NSW surcharge purchaser duty. However, this does not automatically make them eligible for first home buyer schemes. The rules depend on your exact situation, so get advice before you sign a contract.

Buying with a partner who is a citizen or permanent resident

Mixed-residency couples are common, especially in Sydney's south-west. If one partner is a citizen or permanent resident, the couple may still be eligible for NSW first home buyer support. The 5% Deposit Scheme is different: every applicant must be a citizen or permanent resident. FIRB and surcharge duty rules can also be different when you buy with your spouse. How you structure the purchase matters, so check before you sign.

How lenders view residency

Lenders set their own rules for visa holders. Common differences include:

• A larger deposit required for temporary residents
• Limits on how much of the property's value they will lend
• Checks on how long is left on your visa
• Some lenders not lending to temporary residents at all

Lender policies for visa holders differ. Available options remain subject to Australian law, visa status, the lender's eligibility requirements and credit approval.

Get the right advice early

Visa, FIRB and stamp duty rules are complex and they change. A Flatmart adviser can help you understand which lenders and schemes may be available for your residency status. For immigration, FIRB and legal questions, please also speak to a registered migration agent, a conveyancer or a lawyer.

Last reviewed: October 2026

This article provides general information only and does not take into account your objectives, financial situation or needs. It is not migration, legal or tax advice. Rules are current as at October 2026 and may change.