Where Do Australians Buy Property Abroad? Top Destinations for 2026
Published on: July 3, 2026
Quick answer: Australians buying abroad in 2026 concentrate in a handful of markets: New Zealand for its familiarity and open rules, Bali and Thailand for lifestyle and yield, Japan for ski homes and low borrowing costs, and the UK and parts of Europe for investment and a second base. The drivers are high prices at home, better rental yields, warm-weather lifestyle, and sometimes a second residency. The catch is that each destination has its own ownership rules, and a few (Bali especially) work very differently from an Australian purchase.
Australians buying property abroad in 2026 are concentrated in a handful of markets: New Zealand for its familiarity and open rules, Bali and Thailand for lifestyle and yield, Japan for ski homes and low borrowing costs, and the UK and parts of Europe for investment and a second base. The drivers are consistent: high prices at home, a search for better rental yields, warm weather lifestyle, and in some cases a path to a second residency. The catch is that each destination has its own ownership rules, and a few of them work very differently from an Australian purchase.
This guide covers where Australians are actually buying, why each market appeals, the legal traps that catch Aussie buyers out (Bali in particular), and the financing reality that surprises most first time overseas buyers.
New Zealand: the easiest market for Australians
New Zealand is the most straightforward overseas purchase an Australian can make. The systems feel familiar, the language is shared, and it is a short flight home. Critically, Australian citizens are largely exempt from New Zealand's foreign buyer restrictions under the Overseas Investment Act, thanks to the close relationship between the two countries, which puts Australians on a footing much closer to locals than most foreign buyers enjoy.
There is one important exception: "sensitive" land, which includes farmland, rural land, and land near the coast, lakes, or reserves, can still require government consent even for Australians. A good property lawyer will flag whether a specific parcel is sensitive. For standard residential property, though, New Zealand is about as smooth as buying abroad gets. See our New Zealand foreign buyer guide.
Bali and Indonesia: high appeal, high need for care
Bali is one of the most popular overseas markets for Australians, and also one where the rules are most misunderstood. The key fact: foreigners, including Australians, cannot own freehold land (Hak Milik) in Indonesia. That is reserved for Indonesian citizens. Australians instead use legal structures:
- Leasehold, typically 25 to 30 years and often renewable, which is the most common route for a personal villa.
- Hak Pakai (Right to Use), a use title available to foreigners with the right permits.
- A PT PMA (a foreign owned company), which can hold Hak Guna Bangunan (Right to Build, up to 80 years), the usual structure for rental or commercial investment.
There is one rule that matters more than any other: never buy through an Indonesian nominee, meaning a local person who holds the land "on your behalf." It is illegal, unenforceable, and offers no real protection if the arrangement is challenged. Legitimate structures exist. Nominee arrangements are how foreign buyers lose everything. Budget roughly 5 to 10 percent of the price for taxes, notary, and agent fees on top. Our Bali foreign buyer guide goes deeper on the structures.
Japan: ski homes, city yield, and no restrictions
Japan has become a firm favorite, especially for ski and holiday homes in areas like Niseko, and for investment in stable city markets such as Tokyo and Osaka. Foreigners have the same ownership rights as Japanese citizens, with no restrictions on buying, and borrowing costs in Japan are typically low by developed world standards.
Two things to understand before buying. First, Japanese homes have a reputation for depreciating rather than appreciating, and rebuilding is often more common than renovating, so the investment mindset is different from Australia. Second, owning property in Japan does not give you the right to live there. That is a separate visa question. More in our Japan foreign investor guide.
The UK, Europe, and other Asian markets
Beyond the top three, Australians commonly buy in:
- The United Kingdom, especially London, where there are no restrictions on foreign buyers and you do not even need a visa to own. The hurdle is financing, since mortgages for non residents are harder and usually require larger deposits. See the UK international buyer guide.
- Italy, France, Spain, and Portugal, for lifestyle, second homes, and in some cases residency pathways. Most of Western Europe welcomes foreign buyers with standard taxes and a local tax number.
- Thailand, where foreigners can own condominium units but not land directly, similar to the structure seen across parts of Southeast Asia. See the Thailand foreigner guide.
The financing reality that catches Aussies out
This is the single biggest surprise for Australian buyers: Australian lenders generally will not accept an overseas property as security for a home loan, because a foreign property is far harder to repossess. That leaves a few realistic routes:
- Borrow against Australian equity. If you already own property in Australia, a home equity loan (often capped around 80 percent of your equity) can fund the overseas purchase while being secured against your Australian asset. See using home equity to buy property abroad.
- Use a local or international lender in the destination country, where available, though terms for non residents are usually stricter.
- Buy in cash, which is how a large share of overseas purchases by Australians are done.
Whichever route you take, plan for currency conversion costs on a property sized transfer, and factor exchange rate movements into your budget. Australians using retirement savings should also read our guide on buying property abroad through an SMSF.
Buy through people you can actually verify
The pattern across all of these markets is the same: the destinations are open to Australians, but the ownership structures and processes vary enormously, and the mistakes (a Bali nominee deal, an unbuildable rural plot, a misjudged Japanese resale) come from not understanding the local rules. That is exactly where a verified local agent earns their keep.
JanusHermes lists verified, licensed agencies across New Zealand, Indonesia, Japan, the UK, and 50 plus countries in total, in English, so an Australian buyer can see who they are dealing with and work with a local team that understands the correct structure for that market before any money moves. If you are weighing two or three destinations, comparing verified agencies side by side is a sensible first step.
Frequently asked questions
Where do most Australians buy property abroad?
New Zealand, Bali and Indonesia, Japan, Thailand, the UK, and parts of Europe such as Italy, Spain, and Portugal. The choice usually comes down to lifestyle versus yield versus a second base.
Can Australians buy freehold property in Bali?
No. Freehold land in Indonesia is reserved for Indonesian citizens. Australians use leasehold, Hak Pakai, or a PT PMA company structure. Buying through a local nominee is illegal and offers no protection.
Is it easy for Australians to buy in New Zealand?
Yes, relatively. Australian citizens are largely exempt from New Zealand's foreign buyer rules, except for "sensitive" land such as farmland or waterfront, which can still need consent.
Can I use an Australian home loan to buy overseas?
Usually not directly, because Australian lenders will not take a foreign property as security. Buyers typically borrow against Australian equity, use a local or international lender, or pay cash.
Compare verified agencies in your destination
Once you have a shortlist, the next step is a local team that understands the right ownership structure for that market. Browse verified, licensed agencies across 50 plus countries on JanusHermes, in English.
This article is general information, not financial, tax, or legal advice. Foreign ownership rules, taxes, and lending conditions vary by country and change over time. Confirm the current rules with qualified local professionals before committing to a purchase.
