Should You Buy Property Before or After Getting PR? What Temporary Visa Holders Need to Know in 2026

Published by Lifte Loans | Author: Jolly Dua, Credit Representative 531734, National Mortgage Brokers (ACL 391209)

This is one of those topics where I’d rather give you the honest picture than a sales pitch, because for a lot of people on a pathway to permanent residency, the honest picture is: it might be worth waiting, and here’s why.

The established dwelling ban

Since 1 April 2025, foreign persons, including most temporary visa holders, have generally been unable to purchase established (existing) homes in Australia. This was originally set to run for two years, but in the 2026-27 Federal Budget it was extended, meaning the ban is now set to remain in place until 30 June 2029, with limited exceptions, mainly for projects that significantly increase housing supply.

In practice, this means that if you’re on a temporary visa, your options are generally limited to new homes, off-the-plan properties, or vacant land that you build on, rather than existing houses or apartments.

Additional Foreign Acquirer Duty in Queensland

On top of the established dwelling rules, Queensland charges an Additional Foreign Acquirer Duty, or AFAD, of an extra 8% on top of standard transfer (stamp) duty, for “foreign persons” buying residential land here. Importantly, “foreign person” in this context generally includes most temporary visa holders, not just people living overseas.

What this looks like in practice

Say you’re in a situation like this: you’re on a 482 visa working toward a 186, you’ve found a new build you like, and your overall numbers work. Even so, you may face an additional 8% duty on top of standard transfer duty in Queensland, on top of any FIRB-related considerations and, for investment properties, an additional land tax surcharge while you remain a foreign person for these purposes.

None of this means it’s impossible. It means the true cost of buying now, while on a temporary visa, can look quite different to the cost of buying the same property once you hold permanent residency.

What changes once you get PR

Once you hold permanent residency (and are ordinarily resident in Australia), you’re generally no longer treated as a “foreign person” for AFAD or FIRB purposes. The established dwelling ban no longer applies to you, the additional 8% duty in Queensland generally falls away, and any foreign land tax surcharge on investment properties no longer applies either.

This is why, for many people who are reasonably close to their PR outcome, waiting can genuinely be the financially smarter move, not because buying now is impossible, but because the numbers can shift meaningfully once your visa status changes.

So is it ever worth buying before PR?

Sometimes, yes. If your PR pathway is still some years away, if you’re planning to build rather than buy established anyway, or if the property you want genuinely isn’t affected much by these costs, buying sooner can still make sense. This is exactly the kind of “it depends on your situation” answer that’s genuinely true, not a way of avoiding the question.

Common misconceptions

• “I can’t buy any property until I get PR.” Not true, but your options and costs are different.

• “These extra costs are one-off and then forgotten.” The duty is one-off, but the land tax surcharge on investment properties applies ongoing while you’re a foreign person for these purposes.

• “Once I apply for PR, these rules stop applying immediately.” They generally apply until your status actually changes, not from the date you lodge an application.

How I help

• Walking through what buying now would actually involve and cost for your specific visa situation

• Comparing that honestly against what it might look like once your visa status changes

• Working alongside the visa and migration side of your journey, so the timing makes sense across both

• Being straightforward when “not yet” is genuinely the better answer for your situation

A note for your social feed

This is also a topic that deserves a wider audience than just this blog. The established dwelling ban extension and the foreign buyer duty settings are exactly the kind of “did you know” content that helps people in this situation plan properly, and it’s worth turning into a short video or post for the Market Signals series.

Working out your timing?

Get in touch and let’s have an honest conversation about your situation.

Lifte Loans 0420 604 107 | [email protected] | lifte.com.au

Jolly Dua | Credit Representative No. 531734 | National Mortgage Brokers, Australian Credit Licence 391209