WHAT CAN USD 1 MILLION BUY YOU THIS 2026 SUMMER?

29/06/2026

The article covers new, newly completed and near-new apartment stock in Singapore, Malaysia, Thailand, Vietnam, Japan, Australia and the United Kingdom. Established in Singapore, Arcadia Consulting brings together senior practitioners from residential brokerage, capital markets, investment banking, architecture and professional consultancy spanning Singapore, Thailand, Malaysia, China, Vietnam and the United Kingdom. We prioritize assets where demand is repeatable and explainable: metropolitan units in active neighborhoods, resilient leisure homes, and branded residences matched by price-to-experience excellence.

  • Every price below is an asking price or advertised project range. Every rent number is gross rent before tax, agent fee, management fee, repair reserve, vacancy, furnishing, insurance, tenant replacement, withholding and foreign exchange drag.
  • USD 1m buys space in Kuala Lumpur, Danang, Birmingham, Perth and many parts of Melbourne. It buys a smaller asset in Singapore, Tokyo, Sydney and London. Exchange rates move during the day. Lock the FX before signing.
  • Site visit is strongly recommended. Visit the building, basement, car park, lift core, refuse area, emergency stairwell, loading area, drainage side, station walk, night street, winter street, rain day street, and the nearest daily grocery path.
  • Kuala Lumpur, Da Nang, Birmingham, Perth and Melbourne offer the strongest space per dollar. Singapore, Tokyo, London and Sydney can be more reassured in resale at smaller size. Bangkok and Phuket remain strong for Southeast Asia rent and lifestyle balance.
  • Ho Chi Minh City needs a district split, Hanoi needs construction and damp checks, Da Nang needs title and flood-season review. Thu Thiem stays forward-facing, with unit price and rent math kept separate.
  • Sydney is expensive and liquid, Melbourne can give you more room to negotiate while Perth offers stronger current rent but still runs with cycle exposure. Meanwhile, London is broader and costlier, Manchester has deeper regional rent, Birmingham gives lower entry and needs more block-level selection.

RESIDENTIAL PROPERTY TAXES AND FEES IN SINGAPORE

  • Buyer Stamp Duty, progressive and up to 6% on the top residential price band.
  • Additional Buyer Stamp Duty for foreigners buying residential property, 60% from 27 April 2023, subject to treaty and residency treatment confirmed by counsel.
  • Legal fee, valuation fee, mortgage stamp, bank charge, title registration and agent fee where applicable.
  • Annual property tax, MCST maintenance, sinking fund, insurance, parking and repairs.
  • Rental income tax, agent fee and Seller Stamp Duty where the holding period triggers it.

SINGAPORE

  • Working budget: ~SGD 1.29m. USD 1m reaches compact private stock or selected outside central choices. A proper new 2BR in stronger districts usually needs more capital before ABSD.
  • Price and rent update: Tembusu Grand shows 527 sqft 1BR or studio entries ~SGD 1.409m. Current 2BR entries show SGD 1.788m to SGD 2.05m for 667 to 743 sqft. This puts a comfortable new private 2BR above USD 1m before taxes for many foreign purchasers.
  • District 15, Katong, Tanjong Katong, East Coast: strong lifestyle and schools, high entry pricing and smaller layouts.
  • RCR pockets such as Novena, Balestier, Queenstown, Toa Payoh: transport depth, older and newer stock mixed.
  • OCR pockets such as Lentor, Ang Mo Kio, Tampines, Pasir Ris, Punggol, Jurong: better chance of budget fit, longer travel for some tenants.
  • CBD, Marina, River Valley, Orchard: compact formats at high pricing, heavy tax wall for foreign buyers.
  • Holland, Bukit Timah, Clementi: education and family pull, usually above this budget for good new 2BR stock.
  • North-east and west growth areas: lower entry, more project supply, rent has to be checked building by building.
  • Singapore sees flash floods from intense rain, especially during northeast monsoon months and inter-monsoon storms. Low roads, old drains, construction sites, basement ramps and short cloudburst events are the checks. Most events pass fast, but a wet basement creates price friction.
  • ABSD changes the whole purchase. Measure usable floor area, service charge and bedroom functionality first. Reduce the bid for compact rooms, weak airflow, small kitchen, poor drop-off and a second bedroom that works only as storage.

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RESIDENTIAL PROPERTY TAXES AND FEES IN MALAYSIA

  • Residential stamp duty on transfer, with tiered rates for standard cases and a flat 8% rate for non-citizen residential purchasers from 1 January 2026. LHDN or local counsel has to confirm the applied rule.
  • Legal fee, valuation fee, bank documentation, loan agreement stamp duty, land office charges and state consent charge where applicable.
  • Service charge, sinking fund, quit rent, parcel rent, assessment rates, insurance, parking and repairs.
  • Rental income tax, agent fee, compliance cost and RPGT where applicable.

KUALA LUMPUR, MALAYSIA

  • Working budget: ~RM 4.0m to RM 4.2m. USD 1m buys a strong 2BR in KLCC or TRX with capital left, or a larger 3BR in many central projects.
  • Price and rent update: KLCC 2BR ranged from low older stock to stronger stock such as SO Sofitel ~RM 1.8m to RM 2.3m and The Ritz-Carlton Residences ~RM 4.0m for larger 2BR stock. Many 2BR units are offered between ~RM 3.4k and RM 10k, with stronger branded or larger units above ordinary stock.
  • KLCC and Ampang fringe: address pull, office and mall access, huge building-to-building rent gap.
  • TRX and Bukit Bintang: new commercial gravity, smaller unit sizes, premium service charges.
  • Mont Kiara: expat schools and family stock, more car dependency, heavy supply.
  • Bangsar and Damansara Heights: stronger lifestyle and low-rise feel, less pure high-rise volume.
  • KL Sentral and Bangsar South: transport and office access, mixed quality around each station.
  • Setapak, Sentul and fringe towers: lower price, higher supply risk, rent ceiling set by nearby competing units.
  • Flash floods follow intense rain, especially during inter-monsoon periods around April to May and October to November, and the northeast monsoon around November to March. Klang and Gombak river levels, old drains, basement ramps, road underpasses and construction runoff need checks.
  • Put aside ROI slogans unless a lease and bank statement back them. Count same-tower listings, then bid below the weakest competing unit once service charge, sinking fund and vacancy are priced.

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RESIDENTIAL PROPERTY TAXES AND FEES IN THAILAND

  • Transfer fee, commonly 2% of official appraised value.
  • Mortgage registration fee, commonly 1% of the registered mortgage amount when finance is used.
  • Specific business tax at 3.3% in many short-hold or company sale cases, or stamp duty at 0.5% where specific business tax does not apply.
  • Withholding tax, brokerage where used, legal review, bank charges and Land Office charges.
  • Sinking fund, common area management fee, utilities meter deposits, parking, juristic office charges, renovation deposit and move-in charge.
  • Rental income tax, local land and building tax exposure, insurance, vacancy, repairs and rental management.
  • Foreign freehold condo quota: 49% of total saleable floor area in a building. Verify quota with juristic office and Land Office before deposit.

BANGKOK, THAILAND

  • Working budget: ~THB 32m to THB 33m. USD 1m buys a strong 2BR unit, often 65 to 100 sqm, and an upscale 1BR unit in central Sukhumvit, and selected 3BR stock outside the most expensive central stretch.
  • Price and rent update: current Thong Lo shows 1BR The Residences 38 at THB 21.3m for 57 sqm, 2BR Siri at Sukhumvit at THB 12m for 69 sqm, and 2BR LAVIQ Sukhumvit 57 at THB 30.5m for 98 sqm. Current Bangna 1BR show Mulberry Grove The Forestias Condominium at THB 19.3m to THB 24m for 63.1 to 69.32 sqm. Current 2BR rent pages show THB 65k/month for Ideo Q Sukhumvit 36, THB 95k/month for BEATNIQ, THB 125k/month for Via 34 and higher rent for larger units.
  • Sukhumvit, Thong Lo, Phrom Phong, Asoke: deepest rent pool, high pricing, strong hospital and food access, tight streets and flood-prone pavement after hard rain.
  • Rama IX, Ratchada, Huai Khwang: better price per sqm, office catchment, MRT access, more stock to bargain against.
  • Lat Phrao, Phahon Yothin, Ari, Saphan Khwai: stronger local life, BTS/MRT choices, lower entry than core Sukhumvit, traffic bottlenecks after rain.
  • Bang Na, Bearing, Udom Suk: larger stock, BITEC and east-side access, better value, heavy road exposure and mall living.
  • Charoen Nakhon, Khlong San, Thonburi riverside: view premium, ICONSIAM effect, cross-river travel time, river and drainage checks have to be done.
  • Sathorn, Silom, riverside old stock: corporate access, stronger addresses, service charge and building age need careful assessment.
  • May to October is the main rainy stretch. Heavy downpour, Chao Phraya levels, canal discharge, low roads, blocked drains, construction runoff and basement pump failure shape the apartment result. The same rain can leave one lobby dry and the next car ramp wet.
  • Check every bid against a same-building lease, then cut for lift wait, weak building governance, old corridor smell, bad pedestrian path, car park turns, flooding near the gate and noisy mechanical rooms.

PHUKET, THAILAND

  • Working budget: ~THB 32m to THB 33m. USD 1m buys a strong 2BR in Bang Tao, Laguna or Cherng Talay, usually 100 to 140 sqm, or selected 3BR stock away from the most expensive beach pockets.
  • Price and rent update: current Laguna and Bang Tao references still support THB 14m to THB 30m for many good 2BR resort-area condos, with stronger new or branded stock higher. Better managed 2BR units can quote THB 100k to THB 170k monthly equivalent before taxes and fees during strong periods.
  • Bang Tao and Laguna: strongest resort-living ecosystem, school and beach access, high manager dependency.
  • Cherng Talay: growing daily life zone with restaurants and services, traffic and roadworks need timing checks.
  • Kamala: view and quieter living, hillside access and rain runoff checks.
  • Rawai and Nai Harn: lower entry, longer stay tenants and villa-style demand nearby, weaker central access.
  • Patong: high tourist flow and rental angle, more noise, building wear and short-stay regulation checks.
  • Phuket Town: better local services and lower pricing, weaker beach premium.
  • May to October southwest monsoon brings heavy rain. Flood points come from hillside runoff, blocked drains, low roads, road cuts, construction spoil, beach-road ponding and weak pump systems. Landslip and slope drainage need review for hillside units.
  • Reduce the bid for one-sided rental agreements, high furniture churn, weak linen control, vague owner-use rules, old air conditioners and unclear short-stay limits.

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RESIDENTIAL PROPERTY TAXES AND FEES IN VIETNAM

  • Value added tax (VAT) on new apartments where applicable.
  • Maintenance fund, commonly 2% of the pre-VAT apartment value.
  • Registration fee, commonly 0.5% of the value used by the authority.
  • Notary fee, administrative fee, document update fee, bank fee, valuation fee and brokerage where used.
  • Personal income tax on transfer, commonly 2% of transfer price on resale.
  • Rental VAT and personal income tax once taxable thresholds apply under current rules, plus local rental registration or notification steps for foreign owners.
  • Management fee, parking, utility deposits, repair reserve, furniture replacement and agent fee.
  • Foreign ownership limits: building quota, project eligibility and ownership term need written confirmation before deposit.

DANANG, VIETNAM

  • Working budget: ~VND 26.3bn. USD 1m is a very large apartment budget here. It can buy an upper-band view unit, or several ordinary 2BR units where structure and tax treatment allow.
  • Price and rent update: Son Tra apartments now show VND 46.8m to VND 343.2m/sqm. Citywide 2BR stock remains far below HCMC and Hanoi in many projects. Nobu Danang offers 2BR from ~VND 19bn. Common rent for a good 2BR still sits ~VND 20m to VND 35m/month before taxes and fees, with higher figures needing a signed lease or serviced model confirmation.
  • Son Tra, My Khe, An Hai: beach access, tourist rent angle, high view premium, future view blockage check.
  • Ngu Hanh Son and An Thuong: beach lifestyle, foreigner friendly services, mixed residential and tourist demand.
  • Hai Chau riverfront: local services, central convenience, less beach pricing, stronger daily life.
  • Hoa Xuan, Cam Le: more space, lower price, less high-end apartment depth.
  • Lien Chieu and northwest growth areas: future infrastructure story, current rent base thinner.
  • Coastal towers and condotel style stock: title, residential status, operator control and exit buyer pool decide price.
  • September to December carries the main typhoon and heavy rain risk. River level, sea wind, blocked drains, low car parks, basement pump design and storm shutters affect the asset. Sunrise view needs future construction checks.
  • Cap view premiums. Reduce price for unclear residential title, operator control, weak long-stay rent, corridor dampness, elevator strain during peak tourist flow and future tower risk in the sightline.

HO CHI MINH CITY, VIETNAM

  • Working budget: ~VND 26.3bn. USD 1m buys a 2BR unit in strong Thu Thiem stock for new-prime lifestyle preference. It buys a wide choice in District 7 and District 5, and selected central stock in District 1 depending age and title.
  • Price and rent update: The Metropole Thu Thiem shows VND 258.5m to VND 466.5m/sqm, with 2BR prices from VND 22.15bn to VND 48.04bn. Its 2BR rent asks VND 38.4m to VND 65m/month. District 1 apartment sales offer VND 45.8m to VND 660.7m/sqm. District 7 shows VND 32.6m to VND 146.8m/sqm. District 5 asks VND 24.2m to VND 168.8m/sqm.
  • District 1 and District 3: much old-money prestige and French heritage, bank hubs, central office, old street life, high parking pressure and access friction.
  • Thu Duc City, Thu Thiem, An Khanh, Binh Khanh, An Phu, Thao Dien: the widest story range. Riverfront towers, pool villas, expat streets, private hospitals, mad flood, new civic centers and construction zones have to be split building by building.
  • Binh Thanh, Nguyen Huu Canh, Saigon Pearl, Vinhomes Central Park, Sunwah Pearl: strong central access and rent pool, with flood and traffic history that needs wet-day inspection.
  • District 5 and Cho Lon area: established Chinese-Vietnamese residential, top final-referral hospitals, old commerce, food network, smaller new supply, less or no flood, less expat gloss, often much sharper value per sqm in townhouses.
  • District 7, Phu My Hung, Midtown, Tan Phu, Tan Phong, Phu Thuan: family stock, schools, wider roads, lower pricing, longer trip to old CBD and flood checks around low roads.
  • District 4, District 2 old label, Nha Be fringe: strong map proximity in places, uneven street feel and bridge access bottlenecks.
  • May to November brings heavy rain. High tide adds pressure from September to December. Construction pits, raised roads, narrow drains, canal edges, pump timing, basement ramps and curb height alter outcomes. Ho Chi Minh City is also a construction city in 2026, with bridge, metro, road, drainage and tower works changing access month by month.
  • Check the latest TOD masterplan for current and future site clearance areas. Split Thu Thiem into exact sub-areas before pricing. Price rent at the signed-lease level, then deduct for construction view risk, bridge traffic, title timing, foreign quota, pink book status, basement level, management fee and dust during works. 

HANOI, VIETNAM

  • Working budget: ~VND 26.3bn. USD 1m buys a strong 2BR in central or west-side quality stock, or a good 3BR in selected Tay Ho Tay or Nam Tu Liem stock.
  • Price and rent update: Starlake offers ~VND 148.4m to VND 203.8m/sqm, 2BR prices ~VND 13.82bn to VND 18.29bn, 3BR prices ~VND 16bn to VND 22.09bn, 2BR rent ~VND 28m to VND 33.8m/month and 3BR rent ~VND 34.35m to VND 46.4m/month. Vinhomes Metropolis Lieu Giai remains in a higher central band.
  • Ba Dinh, Lieu Giai, Ngoc Khanh: political hub, embassy and office access, prestige address, parking pressure and older street fabric.
  • Tay Ho, Quang An, Xuan Dieu: expat services, lake life, older and newer stock mixed, humidity and mould checks have to be taken seriously.
  • Tay Ho Tay and Starlake: larger master-planned environment, school and embassy pull, construction works and commute timing still need checks.
  • Cau Giay, My Dinh, Nam Tu Liem: office and school access, bigger roads, larger supply, lower price per sqm than core Ba Dinh in many towers.
  • Thanh Xuan, Ha Dong: more space and metro access, heavier local commute profile, wide price spread.
  • Long Bien and east of the Red River: improving stock and bridges, lower price base, longer central trip during peak hours.
  • May to October brings intense rainfall and typhoons. Urban flooding comes from overloaded drains, low underpasses, lake and river edges, construction spoil, road upgrades and stormwater choke points. Winter dampness also hits interiors, wardrobes, bathroom fans and wall corners.
  • Hanoi rewards slow inspection and preference for four seasons living. Check the latest TOD masterplan for current and future site clearance areas. Price in construction noise, traffic horns, community loudspeaker, dust, school-run gridlock, basement smell, lift ratio, developer handover history and winter moisture.

— VIETNAM RESIDENTIAL REAL ESTATE DUE DILIGENCE: HOW TO SPOT “FROZEN” PROJECTS? →

RESIDENTIAL PROPERTY TAXES AND FEES IN JAPAN

  • Stamp tax on contracts.
  • Registration and license tax.
  • Property acquisition tax.
  • Judicial scrivener fee, brokerage fee where payable, bank fee and loan administration charge.
  • Consumption tax on the building component where a taxable business seller is involved. Land is treated separately.
  • Fixed asset tax, city planning tax where applicable, management fee, repair reserve fund, fire and earthquake insurance.
  • Income tax on rent, non-resident withholding treatment where applicable and capital gains tax by holding period.

TOKYO, JAPAN

  • Working budget: ~JPY 161.8m. USD 1m buys a good 2LDK ~60-75 sqm in selected central or semi-central wards, subject to station distance, age, floor, management and hazard map.
  • Price and rent update: Tokyo 23-ward fiscal 2025 new condo average reached JPY 137.84m and JPY 2.143m/sqm. USD 1m sits above the average, but Minato, Chiyoda, Shibuya and the best tower stock often run far beyond the budget.
  • Minato, Chiyoda, Shibuya: strongest address pull, possibly smallest value margin at this budget.
  • Chuo: central access and tower stock, river and bay-edge checks.
  • Koto, Toyosu, Ariake: newer stock and bayside living, reclaimed land and storm checks.
  • Shinagawa, Meguro, Bunkyo: transport and residential quality, tighter pricing for good layouts.
  • Setagaya and Suginami: more residential texture, station distance decides rent.
  • Edogawa, Katsushika and Arakawa-side wards: better entry and larger rooms, flood hazard maps become central.
  • Rainy season sits around June to July, with typhoon risk most active later in summer and autumn. River overflow, storm surge, lowland wards, underground entrances, basement storage, sewer backflow and hazard-map color alter value.
  • Negotiate through repair reserve trajectory, station walk, hazard map, floor level, earthquake spec, management association minutes and resale depth. A small layout can still win when circulation wastes nothing.

OSAKA, JAPAN

  • Working budget: ~JPY 161.8m. USD 1m reaches a strong 2LDK in Umeda, Kita, Nakanoshima, Kitahama, Honmachi or nearby central areas when the unit negotiation is acceptable.
  • Price and rent update: central Osaka tower pages still show Nakanoshima and Kita 2LDK stock ~JPY 148m to JPY 208m, with higher floors above. Central 2LDK rent works ~JPY 300k to JPY 500k/month before taxes and fees.
  • Kita and Umeda: strongest transport and office pull, higher pricing.
  • Nakanoshima and Kitahama: refined river stock, quieter after hours, rent comparables need exact matching.
  • Honmachi and Yodoyabashi fringe: office access and practical living, fewer postcard views.
  • Namba and Shinsaibashi: tourist flow, rent depth, more noise and transient feel.
  • Tennoji and Abeno: value and transport, different tenant base.
  • Bay and reclaimed areas: larger stock and view premium, typhoon and storm-surge checks.
  • Flood season and causes: rainy season and typhoon periods bring heavy rain. Yodo River, Neyagawa, coastal surge, low-lying streets, underground malls, subway entrances and tower basement design need review.
  • Osaka pricing rewards exact block assessing. Cut for weak station line, tourist noise, low reserve fund, river hazard, awkward bedroom shape and high management fee.

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RESIDENTIAL PROPERTY TAXES AND FEES IN THE UNITED KINGDOM

  • Stamp Duty Land Tax on residential property using current progressive bands.
  • 5% SDLT surcharge for additional dwellings where applicable.
  • 2% non-UK resident SDLT surcharge for many overseas purchasers.
  • Legal fee, Land Registry fee, mortgage fee, valuation fee, leasehold notice fee, deed fee and managing agent charge.
  • Service charge, reserve fund, building insurance through the block, ground rent where applicable, fire safety and remediation exposure.
  • Council tax, landlord licensing cost in some councils, repair cost, letting agent fee, income tax, accountant fee and capital gains tax.

LONDON, UNITED KINGDOM

  • Working budget: ~GBP 758k. USD 1m buys a new or near-new 2BR in many Zone 2 to Zone 5 locations. Prime Zone 1 and top riverside stock often need much more capital.
  • Price and rent update: London offers new 2BR examples ~GBP 500k to GBP 720k in several non-prime locations, while Canary Wharf, Battersea, White City, prime riverside and stronger Zone 1 or Zone 2 stock can sit above USD 1m. Central 2BR rents can run above GBP 4k/month, while a GBP 758k apartment outside the prime central often plans closer to GBP2.6k to GBP3.8k/month.
  • Canary Wharf and E14: deep rental base, service charge and supply checks.
  • Nine Elms and Battersea: new stock and riverside premium, high service charge scrutiny.
  • White City and Shepherds Bush: regeneration pricing, transport and retail access, budget stretch for stronger stock.
  • Canada Water, Greenwich, Stratford: transport and future growth, flood and service charge checks.
  • Hackney, Islington fringe, Walthamstow, Tottenham Hale: lifestyle and transport, tight pricing for good new units.
  • Croydon, Wembley, Barking, Bromley and outer south/east/west: more budget fit, local street and flood map checks.
  • England flood risk comes from river, sea and surface water. London adds Thames tidal risk, heavy rain, basement flats, below-ground car parks, old sewers, estate drainage and service charge exposure for remediation.
  • Price remaining leasehold years, service charge, reserve fund, building safety work, ground rent, managing agent performance and flood map before accepting the headline price.

MANCHESTER, UNITED KINGDOM

  • Working budget: ~GBP 758k. USD 1m buys a good new 3BR, a very strong 2BR or a larger high-floor unit.
  • Price and rent update: Obsidian shows 1,142 sqft 3BR ~GBP 588k. The Waterhouse Gardens shows 757 sqft 2BR ~GBP 440k. Manchester center offers 2BR ~GBP 220k to GBP 425k, with stronger or larger stock above that. Good central 2BR rent still sits ~GBP 1.7k to GBP 2.5k/month before taxes and fees.
  • Deansgate and Castlefield: high-rise stock and canal setting, noise and service charge checks.
  • Ancoats and New Islington: stronger lifestyle and rent pool, heavy tower competition.
  • Northern Quarter and Victoria: central convenience, noise and night-time street checks.
  • Salford Quays and MediaCity: water views and office/media pull, service charge and tram timing checks.
  • Oxford Road and university corridor: rental depth, student and professional mix.
  • Greengate and city fringe: newer supply, bridge and river checks.
  • Winter rainfall, River Irwell and Medlock catchments, canal edges, surface water, basement plant rooms and sewer capacity can affect towers. Wind and rain also test cladding, balconies and seals.
  • Push for price, furniture, service charge credit and completion incentives where the unit has no rare view, no parking and no signed rent.

BIRMINGHAM, UNITED KINGDOM

  • Working budget: ~GBP 758k. USD 1m buys a top unit, a larger apartment or multiple standard 2BR units where structure and tax treatment work.
  • Price and rent update: Birmingham offer 2BR units ~GBP 252.5k, GBP 340k and GBP 368k, and higher penthouse-style entries ~GBP 590k. Good central 2BR rent sits ~GBP 1.3k to GBP 1.8k/month before taxes and fees.
  • Jewellery Quarter: character, bars, quieter residential pockets, service charge and street-by-street checks.
  • City core, Snow Hill, Colmore area: office access, limited evening feel in some blocks.
  • Digbeth and Smithfield: regeneration pricing, construction disruption and future supply.
  • Brindleyplace and canal side: better lifestyle and office access, flood and service charge review.
  • Edgbaston fringe: hospitals, universities and greener streets, fewer new tower options.
  • Eastside and HS2 corridor: public investment, long works and changing street layout.
  • Surface water after heavy rain, River Rea, canal edges, underpasses, basements, construction pits and blocked drains. City renewal creates opportunity and short-term friction together.
  • Price every block against actual rent, service charge, lease length, fire file and night-time street condition. A cheap unit stays cheap when the building has no distinct tenant pull.

— DOWNLOAD OUR SELECTED PROPERTIES IN THE UNITED KINGDOM →

RESIDENTIAL PROPERTY TAXES AND FEES IN AUSTRALIA

  • FIRB application fee for many foreign persons before purchase.
  • State transfer duty.
  • Foreign purchaser surcharge: Victoria 8%, New South Wales 9% from 1 January 2025, Western Australia 7%.
  • Conveyancing, title registration, bank fee, valuation fee and loan documentation.
  • Council rates, strata levies, water rates, insurance, land tax and absentee or foreign owner surcharge where applicable.
  • Australian vacancy fee rules for foreign-owned residential property that is empty or under used.
  • Rental income tax, letting agent fee, repairs, strata special levies, accountant fee and capital gains tax.

MELBOURNE, AUSTRALIA

  • Working budget: ~AUD 1.45m. USD 1m buys a strong 2BR in CBD or selected inner apartment stock. 
  • Price and rent update: Melbourne shows 2BR units at AUD 505k, 3BR units at AUD 1.085m, 2BR rent at AUD 730/week and 3BR rent at AUD 1,100/week.
  • CBD: high yield on paper, deep supply, lift and short-stay rules are strict.
  • Southbank and Docklands: water and skyline stock, high tower fees, wind and car access checks.
  • Carlton and Parkville: education and hospital pull, smaller stock, lower vacancy in the right building.
  • South Yarra and St Kilda Road: better lifestyle and tram access, higher price for quality stock.
  • Richmond, Collingwood, Fitzroy: stronger street life, boutique stock, smaller floor plates.
  • Footscray and North Melbourne: better value and train access, sharper building selection needed.
  • Heavy winter and spring rain, Yarra and Maribyrnong catchment, stormwater limits, basement ramps, podium drainage, water ingress, old cladding files and owners corporation reserves affect the asset.
  • Read owners corporation minutes before price talk. Cut for water ingress, cladding history, weak reserve fund, short-stay conflict, lift failures, high insurance and any special levy trail.

SYDNEY, AUSTRALIA

  • Working budget: ~AUD 1.45m. USD 1m buys a solid CBD or inner-fringe 2BR. Harbour, top eastern suburbs, best north shore and premium new stock can sit above the budget.
  • Price and rent update: Sydney shows 2BR units at AUD 1.19m, 3BR units at AUD 3.034m, 2BR rent at AUD 1,250/week and 3BR rent above the USD 1m purchase tier in many prime pockets.
  • CBD, Darling Harbour, Haymarket: rent depth, noise and loading dock checks.
  • Waterloo, Zetland, Green Square: newer stock, supply pressure, strata and defect files are decisive.
  • Parramatta and Olympic Park: more space and rail access, flood and oversupply checks.
  • Chatswood and North Sydney: transport and office pull, higher pricing, stronger local rent.
  • Bondi Junction and eastern suburbs: scarcity and lifestyle premium, smaller units and higher purchase cost.
  • Mascot and Wolli Creek: airport and station access, noise, strata and supply scrutiny.
  • East coast lows, intense summer storms, creek and river catchments, surface water, basement garages, sea wind, drainage gradients and strata defect history alter pricing. Western and river-adjacent pockets require flood map checks.
  • Price in acoustic treatment, façade works, waterproofing history, fire order exposure, lift ratio and strata insurance before matching rent comparables.

PERTH, AUSTRALIA

  • Working budget: ~AUD 1.45m. USD 1m can be sufficient for a strong 2BR or 3BR in central, river-adjacent or inner apartment stock.
  • Price and rent update: Perth shows 2BR units at AUD 670k, 3BR units at AUD 910k, 2BR rent at AUD 800/week and 3BR rent at AUD 1,000/week.
  • CBD and East Perth: central rent and event access, building selection beats postcode.
  • West Perth: office fringe, quieter streets, fewer lifestyle amenities after hours.
  • South Perth and Como: river views, easier lifestyle, flood and strata checks near low pockets.
  • Subiaco and West Leederville: train access, hospitals, cafés, stronger daily living.
  • Burswood and Victoria Park: event access and river stock, traffic and event-day checks.
  • Claremont edge and Scarborough: lifestyle premium, coastal maintenance and body corporate cost checks.
  • Winter rainfall, Swan River levels, local stormwater, low car parks, coastal exposure and wind-driven rain decide building wear. Heat, air-conditioning cost and façade condition sit beside flood checks.
  • Rents are strong, so sellers will test high numbers. Use strata reserves, insurance, maintenance backlog and resource-cycle exposure to set the discount.

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