Short answer
It depends on your timing and costs. In NSW, on a temporary visa you can only buy a new home or land, and you pay a foreign investment fee plus a 9% surcharge duty. As a permanent resident first home buyer, you may pay no surcharge and no transfer duty on a home up to $800,000, and you can use the 5% Deposit Scheme.
What changes when you get PR?
| On a temporary visa | As a permanent resident | |
|---|---|---|
| What you can buy | New or off-the-plan homes, or vacant land (established homes banned until 30 June 2029) | Any home, including established homes |
| Foreign investment approval | Needed, with an application fee | Not needed |
| NSW surcharge purchaser duty | 9% of the dutiable value | Generally not payable if you meet the 200-day residence test |
| NSW first home buyer stamp duty exemption | Only if a co-buyer is a citizen or PR | Available if eligible (full exemption up to $800,000) |
| 5% Deposit Scheme | Not available | Available if eligible |
| Lender choice | Narrower, with conditions | Generally wider |
As at 26 October 2026. Sources: ATO, Revenue NSW, Housing Australia.
A worked example: a $750,000 new apartment in NSW
Here's a hypothetical first home purchase using 2026–27 fees and rates. It assumes the buyer has never owned property, buys alone, and (as a permanent resident) meets the NSW residence tests and scheme rules.
| Cost | On a temporary visa | As a permanent resident |
|---|---|---|
| Foreign investment application fee | $15,600 | $0 |
| NSW surcharge purchaser duty (9%) | $67,500 | $0 |
| NSW transfer duty | Normal rate applies | $0 under the First Home Buyers Assistance Scheme (home under $800,000) |
| 5% Deposit Scheme | Not available | Available if eligible |
In this example, buying on a temporary visa costs at least $83,100 more upfront, before normal transfer duty, which the permanent resident wouldn't pay. Use the Revenue NSW calculators for your own figures. Other states have their own surcharges and schemes.
If one of you is already a citizen or PR
Mixed-visa couples often have more options than they expect:
- Foreign investment approval: buying as joint tenants with a spouse who is an Australian citizen or permanent resident is exempt from needing approval.
- NSW first home buyer exemption: at least one of the first home buyers must be a citizen or PR, so you may qualify together.
- NSW surcharge duty: it's charged in proportion to the share of the property bought by the foreign person, so it may still apply to the temporary visa holder's share.
These rules interact, so have your solicitor or conveyancer confirm them for your purchase.
Questions to ask yourself
- How sure and how soon is your PR? Check where your application stands with Home Affairs or your migration agent. Nobody can promise a grant date.
- What would you buy? If you want an established home, you'll need to wait for PR or until the ban ends.
- What does waiting cost you? Compare the extra fees and duty of buying now with the rent you'd pay while you wait.
- Which lenders would consider you now? Your options on a temporary visa may be narrower, and conditions stricter.
We won't tell you to buy or to wait. We'll show you both sets of numbers for your situation, so you can decide.
How MoneyGenie helps
- Runs the numbers for your situation: buying now on your current visa versus after PR.
- Checks whether a partner who is a citizen or permanent resident changes what you can access.
- Tells you which lenders would consider you now, and what changes once PR is granted.
Nabita compares options from MoneyGenie's panel of 35+ lenders, tells you upfront which are realistic for your situation, and handles the application with you through to settlement. Our service is generally at no cost to you, as we're paid a commission by the lender, which we disclose to you upfront. Details are in our Credit Guide, available on request. Talk to Nabita: call 040 110 1608 or send an enquiry.
Call 040 110 1608 Send an enquiryLast reviewed by Nabita, mortgage broker, MoneyGenie Finance.
Official sources
- ATO: Types of property a foreign person can buy (updated 13 May 2026)
- ATO: Residential fees for a foreign person (updated 1 July 2026)
- Revenue NSW: Surcharge purchaser duty for individuals (updated 27 May 2026)
- Revenue NSW: What is surcharge purchaser duty (updated 20 August 2026)
- Revenue NSW: First Home Buyers Assistance Scheme
- First Home Buyers (Housing Australia): 5% Deposit Scheme FAQs
Frequently asked questions
Can I get the NSW first home buyer stamp duty exemption on a temporary visa?
Not on your own. At least one of the first home buyers must be an Australian citizen or permanent resident. If your partner is, you may qualify together, but surcharge duty can still apply to your share.
Do permanent residents always avoid NSW surcharge duty?
Not always. Permanent residents avoid it if they've been in Australia for at least 200 days in the 12 months before the contract, or if they buy in their own name and live in the home continuously for 200 days within 12 months.
Can I buy now and refinance when I get PR?
Refinancing after PR may give you access to more lenders, but it doesn't change what you paid when you bought, such as the foreign investment application fee and stamp duty. Factor those costs in before deciding.
Is it better to wait?
There's no single answer. It depends on how sure and how soon your PR is, what you'd buy, your rent, and how the extra costs compare. We can run the numbers with you, with no obligation.
The rules and figures in this guide were checked against the official sources above on the review date. Government rules and lender policies change, so check your own situation with us or the relevant authority before acting.