A Checklist for Buying Interstate

Buying a property in a different state to the one you live in adds a layer of complexity beyond a standard purchase. Contract terms, cooling-off rules, duty rates and even the standard forms used differ from state to state, and you cannot always rely on the same assumptions that would apply closer to home. This checklist covers what to check before making an offer on an interstate property, and how to manage the process once you are under contract.

Confirm Your Conveyancer Is Licensed in the Right State

Conveyancers and solicitors are licensed on a state-by-state basis, and the person handling your local sale or a previous purchase may not be licensed to act in the state where you are now buying. Confirm this early, since engaging someone without the right licensing not only creates a compliance issue but means they may be unfamiliar with the specific contract conventions and timeframes that apply there. Our guide on using a conveyancer licensed in a different state explains this in more detail and what to check before engaging anyone.

• Confirm your conveyancer holds a current licence in the state where the property is located.
• Ask how they typically handle interstate clients who cannot attend in person.
• Check whether the contract needs to be reviewed before or after signing in that state.
• Clarify communication expectations given any time zone difference.

Understand the Local Contract Conventions

Standard contract of sale documents differ meaningfully between states. Victoria requires a Section 32 vendor statement before a property can be marketed, while other states have their own disclosure requirements and standard clauses covering finance and inspection conditions. Cooling-off periods also vary in length and availability, and in some states do not apply at all to auction purchases. Before you make an offer, ask your conveyancer to walk you through exactly what applies in that state so you are not assuming your home state's rules carry across.

Plan for Remote Building and Pest Inspections

If you cannot inspect the property in person before committing, arrange for an independent building and pest inspector local to the area to attend on your behalf and provide a detailed written report, ideally with photographs. Video walkthroughs from the agent are useful for a general impression but should never substitute for a professional inspection when you are buying sight unseen or from a distance. Our pre-purchase building and pest inspection checklist covers what a thorough inspection should include.

Research the Local Market From a Distance

Without local knowledge of an area, it is easy to misjudge whether a price is reasonable or whether a particular street or suburb has issues that a local buyer would already know about, such as flood risk, noise from nearby infrastructure, or an oversupply of similar properties. Spend time researching recent comparable sales, local council planning notices, and even speaking with a local buyer's agent if the purchase is significant, rather than relying solely on what the selling agent tells you. The MoneySmart guide to buying a house is a useful general reference for the due diligence steps that apply regardless of which state you are buying in.

Check Duty and Any First Home Buyer Eligibility

Stamp duty rates, concessions and first home buyer schemes are set at the state level and do not carry over from one state to another, so any grant or concession you may have used previously does not apply again elsewhere, and eligibility rules for a new grant depend entirely on the state you are buying in. Confirm the current position for the specific state with your conveyancer rather than assuming familiar rules apply, since this varies and changes over time. If you are looking specifically at a first home buyer purchase, check the relevant state revenue office's current guidance directly.

Manage Finance and Settlement Across the Distance

Coordinate with your lender early to confirm they are comfortable financing a property in a different state, and clarify whether a physical valuation will be required, since this can add time to your finance approval. On settlement day itself, most of the process happens electronically through PEXA in states where it is available, meaning your physical location generally does not affect settlement mechanics, but it is still worth confirming with your conveyancer exactly how key collection and final inspection will be handled if you cannot be there in person.

Build in Extra Time and Communication Buffers

Interstate purchases generally benefit from a slightly more conservative timeline than a local purchase, simply because more parties are coordinating across distance, and issues that would be resolved with a quick local phone call sometimes take longer to sort out remotely. Ask your conveyancer for regular written updates rather than relying on verbal check-ins, so you have a clear record of where things stand at each stage, particularly if you are managing the purchase around work commitments in your home state.

Consider Whether You Will Need Local Support After Settlement

Once settlement completes, you may still need local tradespeople, a property manager if the home will be rented out, or ongoing contact with the council or utility providers, all of which are easier to organise if you have made some local connections before settlement rather than starting from scratch afterwards. If you are moving into the property yourself, plan the physical move carefully given the distance involved, including how you will get keys and manage any final inspection if you are travelling to the new state around the settlement date. Building this into your overall plan from the outset avoids a scramble in the final days before you take possession.

Keep a Clear Record of Every Cost Involved

Interstate purchases often carry a few extra costs that are easy to overlook when comparing them to a local purchase, such as travel for inspections, courier fees for physical document signing where required, and any local government searches specific to that state's process. Ask your conveyancer for a clear breakdown of their fees and any anticipated disbursements early, so you have a complete picture of the total cost of the transaction rather than being surprised by items that would not have applied closer to home.