Renting in Australia as an international student is different from renting in most other countries. The system has strict rules about bonds, landlord responsibilities, and tenant rights that protect you, but only if you know how to use them. This guide covers what you need to know before you sign a lease, what happens during your tenancy, and how to get your bond back when you leave.

How much will rent cost and what's included in the price?

Rent prices in Australia vary dramatically by location. In Sydney, a one-bedroom apartment in the inner west (suburbs like Marrickville or Newtown) costs between AUD 280 and AUD 350 per week as of 2026. The same apartment in the CBD or eastern suburbs costs AUD 350 to AUD 450 per week. In outer suburbs like Penrith or Campbelltown, you might find one-bedroom places for AUD 200 to AUD 250 per week.

Most rental prices in Australia are quoted per week, not per month. When you see a listing for AUD 300 per week, that's roughly AUD 1,300 per month. Always multiply the weekly rate by 4.33 to get the true monthly cost.

What's included in rent depends on the property. Most rentals include basic utilities like water and sewerage, but electricity, gas, and internet are usually separate. Some landlords include internet; most don't. You'll need to set up your own electricity and gas accounts with retailers like Origin Energy or AGL. This takes about 5 to 10 business days after you move in.

Furnished apartments cost more than unfurnished ones. A furnished one-bedroom in Sydney's inner west costs AUD 350 to AUD 400 per week; unfurnished costs AUD 280 to AUD 330. Furnished usually means bed, couch, table, and chairs. It rarely includes kitchen items or bedding.

What is a rental bond and how do I get it back?

A rental bond is a security deposit. In New South Wales, the maximum bond is four weeks' rent. If you're paying AUD 300 per week, your bond is AUD 1,200. This money is held by the Rental Bond Board, not by your landlord. That's the key difference from other countries: your landlord cannot keep your bond in their personal bank account.

When you move in, you and your landlord (or real estate agent) complete a condition report. This documents the state of the property: scratches on walls, stains on carpet, broken appliances, missing light bulbs. You must sign this report and keep a copy. If you don't, the landlord can claim the entire bond was lost to damage you didn't cause.

When you move out, you have two options for getting your bond back. The easiest is if you and your landlord agree the property is in good condition. You both sign a form, and the bond is returned to you within 10 business days. This usually happens within a week.

If your landlord claims you damaged the property and wants to keep part of the bond, they must provide itemised receipts for repairs. They cannot simply say "the carpet is damaged" and keep AUD 500. They must show you a quote or invoice from a cleaner or tradesperson. If you disagree with their claim, you can apply to the NSW Fair Trading office to dispute it. Fair Trading will investigate and decide who gets the money.

Most bonds are returned in full if you clean the property thoroughly and fix any damage you caused. Wear and tear (faded paint, worn carpet from normal use) is not your responsibility. Damage you caused (large holes in walls, broken windows, stains from spills) is.

What are my rights as a tenant and what can a landlord do?

In New South Wales, tenants have strong legal protections. Your landlord cannot enter the property without notice except in emergencies. For routine inspections or repairs, they must give you at least 14 days' written notice. They cannot change the locks, remove your belongings, or turn off utilities to force you out. These are illegal eviction tactics.

Your landlord must maintain the property in a safe, clean, and habitable condition. If the roof leaks, the heater doesn't work, or the plumbing is broken, they must fix it. You can request repairs in writing (email is fine) and give them 14 days to respond. If they don't, you can contact the NSW Fair Trading office or a community legal centre for help.

You have the right to quiet enjoyment of the property. This means the landlord cannot harass you, enter without notice, or create unreasonable conditions. If they do, you can apply to the NSW Civil and Administrative Tribunal (NCAT) for an order.

Your landlord can increase rent, but only once every 12 months and only by the amount set by the NSW government. As of 2026, rent increases are limited to a percentage set by law. They must give you at least 60 days' notice in writing. If you think the increase is unfair, you can apply to NCAT to have it reviewed.

Your landlord can end your tenancy, but only with proper notice. For a fixed-term lease (typically 12 months), they cannot end it early unless you've broken the lease. For a periodic lease (month-to-month after the fixed term ends), they must give you at least 90 days' notice and must have a valid reason (they want to move in, sell the property, or carry out major renovations). They cannot end your lease just because they want to raise the rent.

How do I find a rental and avoid scams?

Most rentals in Australia are listed on websites like Domain.com.au, Realestate.com.au, and Facebook Marketplace. Real estate agents manage most properties. When you find a listing, contact the agent and ask to inspect the property. Never pay a bond or rent without seeing the property in person or on a video call with the agent.

Scams are common. Here's how to spot them:

  • The rent is far below market price. If a one-bedroom in Marrickville is listed for AUD 150 per week when the market rate is AUD 300, it's likely a scam.
  • The landlord asks you to pay the bond before you've signed a lease or seen the property.
  • The landlord asks you to pay via wire transfer or cryptocurrency instead of through an official rental bond system.
  • The listing has poor grammar, vague photos, or the landlord is evasive about the property's location or condition.
  • The landlord asks for personal information (passport number, bank details) before you've signed a lease.

If you're unsure, contact the ACCC's Scamwatch or your university's international student support office. They can verify if a listing is legitimate.

When you find a property you want to rent, the agent will ask you to complete an application form. This includes your name, contact details, employment or study details, and references. You'll need to provide proof of income (a letter from your university showing your student status and any part-time work, or a bank statement) and sometimes a reference from a previous landlord. If you've never rented before, a reference from your university or employer works.

Once your application is approved, you'll sign a lease. Read it carefully. The lease should include the rent amount, the bond amount, the start and end dates, and the landlord's contact details. It should also state what utilities are included and who is responsible for repairs. If something is unclear, ask the agent to explain it before you sign.

What happens at move-in and move-out inspections?

On move-in day, you and the landlord (or agent) will complete a condition report. This is a detailed document describing the state of every room, every appliance, and every surface. Take photos of everything: walls, carpet, appliances, light fixtures, windows. If there's a stain on the carpet or a crack in the wall, photograph it and note it on the condition report. This protects you from being charged for damage you didn't cause.

Keep the condition report and your photos. If the landlord later claims you damaged the carpet, you can show them the photo from move-in proving the stain was already there.

At move-out, you must return the property in the same condition as move-in, minus normal wear and tear. Clean thoroughly: vacuum, mop, wipe down surfaces, clean the oven and bathroom. Many students hire a professional cleaner for AUD 150 to AUD 300 to ensure the property is spotless. This is often worth the cost because it reduces the risk of the landlord claiming cleaning costs.

The landlord will inspect the property after you move out. They'll check for damage, cleanliness, and whether any items are missing (light bulbs, keys, furniture if it was furnished). If they find damage, they'll get quotes for repairs and deduct the cost from your bond. If they find the property is clean and undamaged, they'll return your full bond within 10 business days.

What should I know about shared rentals and housemates?

Many international students rent shared houses or apartments with other students. This is cheaper and more social, but it comes with extra complexity. If you're renting a room in a shared house, you need to know whether you're on the lease or not.

If you're on the lease, you're jointly and severally liable for the rent and bond. This means if your housemate doesn't pay rent, the landlord can chase you for the full amount. You're also responsible for their damage to the property. Avoid this if possible.

If you're not on the lease (you're renting a room from someone who is on the lease), you're a lodger, not a tenant. You have fewer legal protections. The person on the lease can ask you to leave with less notice. Make sure you have a written agreement with them about how much rent you pay, when it's due, and how much notice they'll give if they want you to leave.

If you're renting a room in a shared house, get everything in writing. Agree on who pays for utilities, how they're split, who buys toilet paper and cleaning supplies, and what happens if someone doesn't pay. Verbal agreements lead to conflict. Written agreements prevent it.

Useful official sources

For more information about renting in Australia, visit these official resources:

  • NSW Fair Trading - Information about tenant rights, bonds, and how to resolve disputes with landlords.
  • ACCC Scamwatch - Report rental scams and check if a listing is legitimate.
  • Study Australia - Official information for international students, including housing options.

Frequently Asked Questions

What is the maximum rental bond I can be charged in Australia?

In New South Wales, the maximum bond is four weeks' rent. The bond is held by the Rental Bond Board, not your landlord, and must be returned within 10 business days of moving out if there's no damage.

Can my landlord enter my rental property without notice?

No. Your landlord must give you at least 14 days' written notice for routine inspections or repairs. They can only enter without notice in emergencies like fire or gas leaks.

How do I spot a rental scam targeting international students?

Watch for prices far below market rate, requests to pay before seeing the property, wire transfer or cryptocurrency payments, poor grammar in listings, and requests for personal information before signing a lease. Report suspicious listings to Scamwatch.

What should I do if my landlord won't return my bond after I move out?

If your landlord claims damage and deducts money from your bond, ask for itemised receipts. If you disagree, apply to NSW Fair Trading or the NSW Civil and Administrative Tribunal (NCAT) to dispute the claim.

Am I responsible for wear and tear damage in a rental property?

No. Wear and tear from normal use (faded paint, worn carpet) is the landlord's responsibility. You're only responsible for damage you caused, like large holes in walls or broken windows.

What utilities do I need to set up when I move into a rental?

Most rentals include water and sewerage, but you must set up your own electricity, gas, and internet accounts with retailers like Origin Energy or AGL. This takes 5 to 10 business days.

Can I be evicted without notice in Australia?

No. Your landlord must follow legal procedures. For a fixed-term lease, they cannot end it early without cause. For a periodic lease, they must give at least 90 days' notice and have a valid reason.

What should I include in a written agreement with housemates?

Agree on rent amount, payment dates, utility costs and how they're split, who buys shared supplies, and how much notice is needed if someone wants to leave. Written agreements prevent conflict.

This is general information only. It is not legal, migration, financial, tax, medical, or professional advice. Always check official sources before acting.