Finding somewhere to live is likely one of your priorities when moving to Australia. Not only does it affect your day-to-day lifestyle, but it can also have a significant impact on your finances, your children’s schooling, your commute, and ultimately how smoothly your transition to Australia unfolds.
With restrictions on foreign property purchases and rental markets remaining highly competitive in many Australian cities, understanding how the system works before you arrive is essential.
Before putting this article together, we spoke to bdhSterling Group Managing Director, Simon Harvey, who emigrated from the UK to Australia in 2025. He previously wrote an article about his experiences that is well worth a read if you’re planning to make the same move.
Simon confirmed that he is currently facing issues with the property he was renting.
“Our landlord has given us just five weeks’ notice to leave our rental property in Perth because they want to move back in. Legally, that’s all they’re required to do.
“In Western Australia, a landlord doesn’t need a reason to end a lease at its expiry. They just need to give 30 days’ notice. Compared to the UK, where under the new rules a landlord can’t even give notice to move back in during your first year of tenancy, and is usually required to give at least two months’ notice at other times, it’s a completely different level of security.
“It really caught us out, even having researched this closely beforehand.
“We now have five weeks to find a four-bed home near the kids’ current school, in a very tight market. As a result, we are having to weigh short-term accommodation (and putting things into storage) against changing schools again, barely a year after we arrived.”
As a cautionary tale about the challenges of the Australian rental market, it couldn’t be more timely.
Here are seven key tips to help make finding somewhere to live for yourself much smoother.
1. Make sure you have a tenant application pack
This first tip comes directly from Simon himself.
“My top tip for anyone following in our footsteps is to have a tenant application pack ready to go before you start looking. This will include references, ID, proof of income, and other key documentation.
“Personal and financial references from the UK are particularly important as you won’t have a history of renting property in Australia.
Then, as soon as something suitable appears, you need to move quickly, as the market moves in days. So, having your pack ready to go can be a great advantage.”
2. Start your property search before you leave the UK
You should start looking for somewhere to live as early as possible.
Getting a head start on your property search before you leave the UK can help reduce stress and improve your chances of securing the right property.
Most rental properties in Australia are managed by licensed real estate agents on behalf of landlords, rather than directly by the property owner. As a result, the application process is often more formal than many British tenants are used to.
Demand can be particularly high in major cities such as Sydney, Melbourne, Brisbane, and Perth, where desirable properties may attract multiple applicants.
Being prepared before attending inspections can give you a significant advantage.
3. Know where you want to live, and research the area
You probably have a good idea of which city you want to live in. Like Simon, you may be moving to a specific job, or you may already have family in the city.
Before choosing a location, you should consider some key issues, such as:
- The distance from your workplace
- Public transport links
- Local schools, if you have children
- Access to local shopping and healthcare services.
You should also think about your own lifestyle preferences, such as how close districts are to beaches, parks, or town centres.
Google Maps and Street View can be big allies when you are looking around. You can take a virtual tour of different neighbourhoods and start to get a feel for certain districts and streets.
Rental costs can vary dramatically between neighbouring suburbs.
Before committing to a location, it’s worth considering how housing costs fit alongside your wider financial goals, such as school fees, retirement savings, pension transfers and future property purchases.
4. Get expert help from a specialist rental agency
Here’s another tip from the article Simon wrote about his original move last year.
“At bdhSterling, we always talk about the importance of expert advice, and we found using a specialist rental agency well before we moved was one of the best decisions we made.
“They view properties for you ahead of your move and share videos and detailed reports. If you get one that includes services for children, they can help you with school selection.
“We managed to secure the first property we applied for, which gave us one less thing to deal with and took enormous pressure off.”
While Simon’s situation was difficult to predict, a specialist rental agency can often help identify potential risks early on and provide valuable local insight when assessing properties and landlords.
5. Be aware of the rental application system
Unlike in the UK, it is common for prospective tenants to attend scheduled property inspections before submitting an application.
At that time, you may be asked to provide your documentation to support your application, which is why having your tenant application pack ready is so important, as you read earlier.
If you’ve recently arrived from the UK, you are unlikely to have rental history in Australia. In these circumstances, references from UK landlords or employers can be particularly valuable, and a letter confirming your employment in Australia may help strengthen your application.
Many letting agents use online application platforms that allow you to upload supporting documents before inspections.
6. Budget for the upfront costs
If you successfully find a property, you will normally be required to pay a rental bond, which is held by the relevant state authority throughout the tenancy.
As in the UK, this will usually be equal to four weeks’ rent. In addition to the bond, you’ll generally pay the first period of rent in advance before you move in.
It’s worth getting an idea of rental costs before you leave the UK, so you can ensure you factor in upfront charges as part of your financial planning for your move.
Many UK expats focus on monthly rental costs but underestimate the wider expenses involved in relocating. Depending on your circumstances, you may also need to budget for temporary accommodation, furniture, utility connections, storage, school-related costs and vehicle purchases.
Building these expenses into your relocation budget before you move can help avoid unnecessary financial pressure during your first few months in Australia.
7. Understand tenancy agreements
Most Australian residential tenancies are offered on a fixed-term lease, commonly for 6 or 12 months.
As in the UK, you will need to sign a tenancy agreement that outlines both the landlord’s and your responsibilities, including:
- Rent payments
- Property maintenance
- Notice periods.
It will also cover other bespoke issues, such as rules on pets, decorating, and alterations.
Tenancy legislation varies slightly between Australia’s states and territories, so it’s important to familiarise yourself with the rules that apply where you live.
At the start of your tenancy, you’ll also complete a detailed condition report recording the property’s state of repair.
It’s highly recommended to take your own photographs when you move in, as they can help prevent disputes at the end of your tenancy. Taking the time to understand your tenancy agreement and rights from the outset can help you avoid costly issues further down the line.
Find out more: Why you need to start the planning process early if you are moving from the UK to Australia
Get in touch
Housing is often one of the largest financial commitments you’ll make as part of your move to Australia. At bdhSterling we regularly help UK expats create comprehensive cash-flow plans that account for:
- Housing costs
- School fees
- UK Pension transfers
- UK property decisions
- Tax planning
- Long-term retirement objectives.
Ensuring these decisions work together can help make your transition to Australia significantly smoother.
bdhSterling is widely regarded as the leading cross-border financial planning company for people moving from the UK to Australia. All our advice is delivered in-house by dual-qualified UK FCA- and Australian ASIC-licensed advisers – not outsourced firms or affiliate partners.
This means you receive fully integrated, compliant, cross-border financial advice from one specialist, coordinated team.
Working with us can give you the confidence and peace of mind that comes from having an effective, robust financial plan in place.
If you would like to discuss your own financial plans, please get in touch with us today.
Please note
This article is for information only, it does not take into account your personal objectives, financial situation, or needs.
Please do not solely rely on anything you have read in this article and ensure that you conduct your own research to ensure any actions you may take are suitable for your circumstances.
All content is based on our understanding of HMRC and ATO legislation, which is subject to change.