Spring is the busiest time for rural listings in much of southern Australia, while the pasture looks its best. Look past the green: ask for rainfall records and how the place carries stock in a dry year.Rain gauge diary
Daylight saving starts on the first Sunday in October in NSW, Victoria, SA, Tasmania and the ACT, but not in Queensland, WA or the NT. Check the time before an interstate inspection or call.Australian time zones

Coming up next: summer (December to February)

A summer inspection shows how a farm copes with heat and dry feed. Check the planning maps for a bushfire overlay before you plan any building work.Be ready: fire, flood and storm
Count stock water points and tank sizes while they are working hardest.Tank & dam calculator

Up north it’s the dry season (about May to October). Timing varies a lot by district and year, so go by your own country and the local forecast. Seasons in each state

Doing it in Australia

Buying rural land in Australia

Land is run by the states and territories, so the rules change at the border. A few things worth checking before you sign anything.

Check the title and the zoning

A title search shows the owner, easements and covenants. The state planning maps show the zone and any bushfire, flood or vegetation overlays that limit what you can build or clear.

Budget for transfer (stamp) duty

Every state and territory charges duty when land changes hands, at its own rates. Some offer concessions for primary production land or transfers within farming families, so ask the revenue office and your conveyancer early.

Water is often sold separately

In much of Australia, and across the Murray–Darling Basin in particular, water entitlements and allocations are separate from the land and recorded on state water registers. Check what water actually comes with the farm.

Buying from overseas?

Foreign investors generally need to notify the Treasurer once their total Australian agricultural land holdings pass $15 million (some free trade agreement countries have higher thresholds; foreign government investors have none). Foreign-owned land and water must also be registered.

Foreign investment: agricultural land (official site, opens in a new tab)

Transfer duty: your state’s revenue office

Rates, concessions and calculators are on each official site.

General information only, not legal, tax or financial advice. Rules differ between states and change over time, so check the official site before you act. These organisations are independent and are not REALM partners. Links checked 07/10/2026.

Good to know

Common questions about real estate

Quick answers from our FAQ. Still stuck? Ask the Chat Assistant or give us a call.

All FAQs

Do regulated items need a licence?

Yes. Listings for land, livestock and broker services must include the relevant licence or permit information before they go live. In Australia that usually means the selling agent’s licence for land, and for cattle, sheep and goats a Property Identification Code (PIC), NLIS identification and a National Vendor Declaration (NVD) when they move. Your state or territory agriculture department and Integrity Systems have the official details. Running stock in Australia →

How do I sell something on the marketplace?

Sign in, open the REALM Marketplace and choose Sell. Pick the country, add photos and details, and pay the one-time listing fee. There is no subscription. Go to the marketplace →

How do I contact a seller?

Open the listing and unlock the seller’s contact details, or contact our support team with the Listing ID and we’ll pass the seller’s details to you free of charge, usually within 1 business day. Free seller contact request →

Real Estate

How REALM helps

Talk to a real person

Real Estate: what’s on this spring

Buying rural land in Australia

Check the title and the zoning

Budget for transfer (stamp) duty

Water is often sold separately

Buying from overseas?

Common questions about real estate

Other services

Auction

Livestock

Machinery

Finance

Community

Agriculture