Renting in Australia: A Complete Guide for Newcomers

Australia has one of the most expensive rental markets in the developed world. As of 2026, the national median rent sits around $650 per week for houses and $600 for units, with Sydney and Melbourne commanding significantly more. Vacancy rates in major cities have been historically low in recent years, meaning competition for well-priced properties is intense.

Most rentals are listed on two major platforms: realestate.com.au and domain.com.au. Rental listings move fast — it is common to inspect a property within a day or two of it being listed, and to need to submit an application the same day.

Australian rental applications are more paperwork-intensive than many newcomers expect. Most agents and landlords require:

If you are new to Australia and have no local rental history, be upfront about it and offer alternatives: a larger upfront payment (where permitted by state law), a reference from an overseas landlord, or a guarantor. Some landlords will accept this; others will not.

A rental bond is a security deposit — typically four weeks of rent, though this varies by state. The important difference from many other countries is that your bond is not held by your landlord. It is lodged with an independent state government authority (for example, Rental Bonds Online in NSW or the RTBA in Victoria) and can only be released with the agreement of both parties at the end of the tenancy.

This means your landlord cannot simply keep your bond. If they make a claim against it that you dispute, you can apply to your state tenancy tribunal for a hearing. Your bond is protected from the day you pay it.

Unlike many European and Asian markets, most Australian rental properties are let unfurnished. You will be responsible for bringing your own furniture, white goods (fridge, washing machine), and sometimes even light fittings. Some inner-city apartments come with built-in dishwashers and occasionally a washing machine, but do not assume this.

Furnished rentals exist but are less common and typically more expensive. They are more available in the short-term rental market (Airbnb, Furnished Finder) than through traditional agents.

When you move in, you will receive a condition report documenting the state of the property. This is the most important document of your tenancy. Check it carefully room by room, photograph everything that is not in perfect condition, and return your completed copy to the agent within the required timeframe (usually two to five business days depending on your state).

At the end of your tenancy, the outgoing condition report is compared against this document. Anything that has deteriorated beyond fair wear and tear — and that you did not note at move-in — can be claimed against your bond. Take this seriously even when you are busy moving.

If you are from a country where landlords rarely visit, routine inspections will feel intrusive at first. In Australia, landlords and agents have the legal right to inspect your property periodically — typically every three to six months — with advance written notice (usually seven to fourteen days depending on your state).

These inspections are standard practice and not a sign of distrust. They are used to check the general condition of the property. Keep the place reasonably clean and tidy, note any maintenance issues you want addressed, and you will have no problems.

Across most Australian states, rent can only be increased once every twelve months and requires written notice — typically sixty days. Some states require ninety days. During a fixed-term tenancy, rent can only be increased if the lease specifically includes a rent review clause.

If you believe a rent increase is excessive, most states allow you to apply to the state tenancy tribunal for a review. The tribunal will assess whether the proposed amount is in line with the current market.

Tenancy law in Australia is state-based, not federal. The rules in New South Wales are different from Victoria, which are different from Queensland and Western Australia. Key things that vary by state include bond limits, notice periods, routine inspection frequency, pet rules, and whether no-grounds evictions are banned.

Western Australia and Tasmania still permit no-grounds evictions. New South Wales, Victoria, Queensland, South Australia, and the ACT have abolished them. Always check the rules for your specific state at your state tenancy authority website.