Finding a home to rent in Sydney

Before you start

• A budget for rent, bond and the first weeks of rent in advance
• Somewhere to stay while you search

Documents you need

• Passport or other photo identification

  required

• Visa details (some agents ask to see your right to stay)

  optional

• Australian bank account for paying bond and rent

  required

Step by step

1. 1

   Step 1: Set your budget

   Besides weekly rent, plan for the bond (up to 4 weeks' rent), rent in advance (up to 2 weeks) and, once your application is approved, possibly a holding fee of up to 1 week's rent that is credited to your rent. Ask who pays for electricity, gas and water, and whether utilities are supplied through an embedded network, which can limit your choice of provider. Remember transport costs: a cheaper area far from your work may cost more in fares and time.

2. 2

   Step 2: Book temporary accommodation

   Booking short-term accommodation for your first weeks lets you inspect homes in person before you pay anything; Scamwatch advises never paying for a property you cannot inspect. Choose somewhere that can receive post, so your TFN and bank card reach you.

3. 3

   Step 3: Compare areas

   Use the NSW Government's Rent Check tool or the Tenants' Union Rent Tracker to see typical rents by postcode, and the Transport for NSW trip planner to check commute times. Think about schools, shops and medical centres, accessibility and whether the property is in a strata (apartment) scheme with its own by-laws. The HomiStart Sydney neighbourhood pages give an overview of several areas.

4. 4

   Step 4: Search and inspect

   Listings appear on large property portals and agents' own websites, and rooms in shared homes are advertised on flatmate sites. Go to inspections, check the condition, heating and cooling, water pressure, mould and security, and ask what is included. Check that the property meets the minimum standards for NSW rentals.

5. 5

   Step 5: Apply

   NSW Fair Trading says landlords and agents generally look for a tenant who can pay the rent and has a good tenancy history, and may ask for information to support your application. It publishes guidelines on which personal information they may request. Landlords can choose the most suitable applicant but must not unfairly discriminate. If you have no Australian rental history, evidence of your income (for example a job offer or payslips) and references from previous landlords may help.

6. 6

   Step 6: Sign the lease and move in

   Before you sign, the landlord must give you the documents and information you are entitled to. Pay the bond through Rental Bonds Online, complete and return the condition report within 7 days of moving in, and keep receipts for every payment. Then update your address with your bank, the ATO, Medicare and Home Affairs.

Shared housing

Help with costs

Watch out

Common mistakes

• Signing a lease for an area before checking the real commute at peak times.
• Paying bond directly to a person rather than through Rental Bonds Online.
• Skipping the condition report or returning it late.

Tips

• Have digital copies of your documents ready, so you can apply on the day of an inspection.
• If you have no success after a few weeks, widen your search to nearby areas with good transport links.

Frequently asked questions

Editorial answers written by our team, based on the sources below.

Official links

In your plan

• Find a long-term homeAdd to plan
• Estimate your Sydney budget, including move-in costsAdd to plan
• Book somewhere to stay for your first weeksAdd to plan
• Shortlist the Sydney areas that suit youAdd to plan
• Lodge your bond and complete the condition reportAdd to plan
• Enrol your children in schoolAdd to plan
• Research schools, preschools and childcareAdd to plan

Sources

Written and checked by HomiStart editorial against the official sources below. Next scheduled check: 5 Feb 2027.