International students in Australia live on or near campus, in purpose-built student accommodation, in a homestay with a local family, or in a share house. An offer to study doesn't guarantee a room, so start early. For a private rental you usually pay a bond (a security deposit) of up to 4 weeks' rent — one month's rent in Victoria — which the landlord must lodge with the state's bond authority, plus a small amount of rent in advance (at most 2 weeks in NSW). Fill in the condition report when you move in, and never pay for a place you can't inspect.
Your options
- On-campus or provider housing: halls and residential colleges run by or for your university.
- Purpose-built student accommodation (PBSA): private buildings of student rooms and studios near campus.
- Homestay: a room in a family home, usually with meals. As an example, the University of Sydney quotes $415 a week with meals or $345 without, plus a $380 matching fee; Swinburne quotes about A$410 a week for students over 18, plus a A$350 placement fee.
- Private rental or share house: a room or flat rented from a landlord or agent, under your state's tenancy law.
Some of these are not covered by tenancy law. In Queensland, on-campus student accommodation and homestays fall outside the residential tenancies law (although any bond must still be lodged with the RTA). In Victoria, homestays don't fall under the Residential Tenancies Act. In NSW, boarders and lodgers aren't covered by tenancy law, and boarding-house residents have occupancy agreements instead. Read your agreement before you pay.
The rental bond
| State | Maximum bond | Where it goes |
|---|---|---|
| New South Wales | 4 weeks' rent | NSW Fair Trading (Rental Bonds Online), within 10 working days |
| Victoria | One month's rent (unless rent is over $900 a week) | Residential Tenancies Bond Authority (RTBA) |
| Queensland | 4 weeks' rent, at any rent level | Residential Tenancies Authority (RTA), within 10 days |
| Western Australia | 4 weeks' rent (if rent is $1,200 a week or less) | Bond administrator, within 14 days |
| South Australia | 4 weeks' rent (6 weeks if rent is over $800 a week) | Consumer and Business Services, within 2 weeks |
The bond is held by the state, not the landlord, and is paid back at the end of the tenancy, minus any amount you both agree or a tribunal orders. Always get the bond lodgement receipt. In Victoria, since 9 September 2026 you can pay the bond straight to the RTBA, and a new portable bond scheme (from 1 July 2026) lets many renters move a bond to their next home.
Rent in advance and fees
- NSW: at most 2 weeks' rent in advance, and a holding fee of at most 1 week's rent. No other fees may be charged, including for background checks.
- Victoria: at most one month's rent in advance. Since 13 October 2026, landlords and agents may not charge rental application fees.
- Queensland: at most 2 weeks' rent in advance for periodic or rooming agreements and one month for fixed-term leases.
Older advice that you must pay "four weeks' rent in advance" is out of date in these states.
Condition reports
At the start, you and the landlord record the state of the property in a condition report. Check every room, take dated photos, and return your signed copy on time: within 7 days in NSW and Queensland, and within 5 business days in Victoria. This report is what protects your bond when you leave.
Your rights in 2025–2026
- NSW: rent can go up only once every 12 months; since 19 May 2025 landlords need a valid reason to end a lease (no more "no-grounds" evictions).
- Victoria: since 25 November 2025, rental bidding is banned, properties must meet minimum standards when advertised, notices to vacate without a reason are banned, and you get 90 days' notice of a rent increase.
- Queensland: rent can go up only once every 12 months, and rent bidding is banned.
International students have the same renting rights as local renters.
Money and visa basics
- For a student visa (subclass 500) you show at least $29,710 a year for living costs; check the current figure in the Home Affairs document checklist before you apply.
- Students can work up to 48 hours a fortnight during study periods, and without a limit in scheduled breaks.
- As a guide to rents, the Victorian government's Rental Report put the median rent in metropolitan Melbourne at $580 a week in the September quarter of 2025. A room in a share house costs much less than a whole flat.
Rental scams
Scamwatch warns about "landlords" who make excuses for why you can't inspect the property but still ask for a bond or rent in advance, and who ask for copies of your passport or licence. Never pay for a place you can't inspect, check that the agent is licensed in your state, confirm the property exists, and avoid paying by money transfer. Our guide to renting safely has more warning signs.
Use the free currency converter to budget in your home currency and the bill split calculator for shared bills.
This guide is general information, not legal or migration advice. Each state has its own rules, and they changed often in 2025–2026 — check the official pages below.
Frequently asked questions
How much bond do I pay for a rental in Australia?
Usually up to 4 weeks' rent (one month's rent in Victoria). The landlord must lodge it with the state's bond authority, not keep it, and you should get a receipt.
Do I have to pay four weeks' rent in advance?
No. In NSW the limit is 2 weeks' rent in advance; in Victoria, one month; in Queensland, 2 weeks for periodic and rooming agreements and one month for fixed-term leases.
Is homestay covered by tenancy law?
Usually not. In Victoria and Queensland, homestays fall outside the tenancy laws, so read your homestay agreement carefully.
How much money do I need for an Australian student visa?
At least $29,710 a year for living costs, according to Study Australia, plus tuition and travel. Check the Home Affairs document checklist for the current figure.
How do I avoid rental scams in Australia?
Never pay a bond or rent for a place you can't inspect, check that the agent is licensed, and don't send money by transfer services to someone you haven't met.
Sources
- Accommodation — Study Australia
- Costs at the start of a residential tenancy — NSW Government
- Rental property condition reports — NSW Government
- Application of residential tenancy laws — NSW Government
- Ending no-grounds evictions, 25 March 2025 — NSW Government
- Bond amounts and paying a bond — Consumer Affairs Victoria
- New changes to the rental laws — Consumer Affairs Victoria
- International students — Consumer Affairs Victoria
- Portable Rental Bond Scheme — Victorian Government
- Rental bond — Residential Tenancies Authority, Queensland
- Rental law changes — Residential Tenancies Authority, Queensland
- Students — Residential Tenancies Authority, Queensland
- Rental bonds — Consumer Protection WA
- Bonds FAQs — Consumer and Business Services SA
- Student visa (subclass 500) — Study Australia
- Visa application process — Study Australia
- Homestays — University of Sydney
- Rental report — Homes Victoria
- Buying and selling scams — Scamwatch
Calculators in this guide
Enter your own sizes for an exact answer.