Buying property in Western Australia is one of the most significant financial decisions you'll make. Whether you're purchasing your first home, upgrading, or adding to an investment portfolio, understanding the local process helps you buy with confidence. This guide walks you through every stage — from saving a deposit to collecting your keys.
Step 1: Set Your Budget and Get Pre-Approved
Before you start inspecting properties, speak with a mortgage broker or your bank to understand your borrowing capacity. A pre-approval (also called conditional approval) gives you a realistic ceiling and signals to sellers that you're a serious buyer. Factor in purchase costs beyond the property price — stamp duty, legal fees, building and pest inspections, and moving costs can add 4–6% to the total.
- Speak with a mortgage broker to compare lenders
- Obtain a pre-approval letter valid for 90 days
- Budget for stamp duty (WA uses a sliding scale)
- Allow $2,000–$3,000 for building and pest inspections
- Factor in settlement agent / conveyancer fees (~$1,200–$2,000)
Step 2: Define Your Property Criteria
Knowing what you want before you start searching saves time and prevents emotional decisions. List your non-negotiables — location, property type, bedroom count — and your nice-to-haves. Research suburbs that meet your needs and budget, paying attention to proximity to schools, transport, employment hubs, and services.
- Location — shortlist 3–5 suburbs to compare
- Property type — house, apartment, townhouse, villa
- Must-haves vs. nice-to-haves (bedrooms, outdoor space, parking)
- School catchments if you have children
- Renovation potential vs. ready-to-move-in
Step 3: Search and Inspect Properties
Use property portals (realestate.com.au, Domain) and connect directly with local agents to access off-market opportunities. Attend open homes with a notebook. Ask about the property's history, any known defects, council rates, water rates, strata levies (if applicable), and the reason for sale. Take photos and videos during inspections.
Step 4: Conduct Due Diligence
Once you identify a property you're serious about, conduct thorough due diligence before making an offer. This includes a professional building and pest inspection (essential — not optional), a title search to check for caveats or encumbrances, and zoning checks with the local council. For strata properties, review the strata company records for upcoming levies or disputes.
Step 5: Make an Offer
In Western Australia, offers are made using the standard REIWA Contract for Sale of Land. Your offer includes the purchase price, deposit amount (typically 5–10%), settlement date (usually 30–60 days), and any special conditions such as subject to finance or building inspection. Your agent will negotiate on your behalf.
Step 6: Exchange of Contracts and Settlement
Once your offer is accepted and all conditions are satisfied, contracts become unconditional. Your settlement agent or conveyancer handles the legal transfer from here — liaising with your lender, the seller's agent, and Landgate (WA's land registry). On settlement day, funds are transferred and title passes to you. Congratulations — you're a homeowner.
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Frequently Asked Questions
Most lenders require at least 10–20% of the purchase price. If your deposit is below 20%, you'll typically pay Lender's Mortgage Insurance (LMI). First home buyers may qualify for the First Home Owner Grant (FHOG), which can supplement a smaller deposit.
Stamp duty in WA is calculated on the dutiable value of the property (usually the purchase price). Rates start at 1.9% for properties under $120,000 and increase on a sliding scale. First home buyers may receive a stamp duty concession on properties up to $430,000.
Yes. In WA, a licensed settlement agent or conveyancer handles the legal transfer of property. They search the title, prepare documents, liaise with the Land Titles Office (Landgate), and manage the financial settlement. This is required by law and typically costs $1,200–$2,000.
WA does not have a statutory cooling-off period for residential property purchases made at public auction or through private treaty. This makes pre-offer due diligence and building inspections all the more important before signing.
