Money

A lot of New Zealanders moving to Australia are not ready to sell their NZ home — and honestly, that makes sense.

Some people want to keep it as a rental. Others plan to move back one day. And with the NZ property market being what it is, many Kiwis simply can’t sell without taking a major loss.

For many people right now, keeping their property is not necessarily a strategic investment decision. It is simply because selling is not realistic in the current market.

Some homeowners are finding:

• properties are sitting on the market for months
• buyers are scarce
• offers are well below expectations
• or selling would mean taking a significant financial hit

So instead, they are:

• holding onto the property longer-term
• renting it out while living in Australia
• or waiting to see what happens with the NZ market over the next few years

And honestly? This is becoming incredibly common among Kiwis moving over.

But once you move to Australia, your NZ property can create tax implications that many people do not see coming.

This is especially important if:

• you plan to rent the property out
• you later sell while living in Australia
• you become a non-resident for tax purposes
• or you eventually buy property in Australia too

And one of the biggest mistakes people make?

Waiting until years later to get advice.

What this post covers:

• First Things First: Get a Property Valuation Before You Leave NZ
• Australia Taxes Worldwide Income
• The Big One: Capital Gains Tax (CGT)
• Your Tax Residency Status Matters More Than Most People Think
• The Main Residence Exemption Is Where Things Get Really Tricky
• The Australian “6-Year Rule” Explained
• Planning to Buy Property in Australia Too?
• Moving Money Between NZ and Australia? Your Bank Could Be Costing You Thousands
• Renting Out Your NZ Home? Here Are a Few Other Things to Think About
• Where to Get Proper Advice
• Important Disclaimer
• Final Thoughts.

First Things First: Get a Property Valuation Before You Leave NZ

If you take only one thing away from this article, make it this.

Before moving to Australia, get a professional market valuation done on your NZ property.

Why?

Because once you become an Australian tax resident, Australia may start taxing future gains on your NZ property — even though the property is located in New Zealand.

That valuation can later help establish:

• your market value when you became an Australian tax resident
• your cost base for future capital gains tax (CGT) calculations
• evidence for the ATO if the property is sold later

Without it, people often end up trying to prove historical values years down the track.

And trust me — that becomes painful fast.

Also keep records of:

• purchase documents
• legal fees
• renovations and improvements
• rental income and expenses
• rates and insurance
• loan documents

Good record-keeping can potentially save you thousands later. 

Australia Taxes Worldwide Income

One thing many Kiwis do not realise is that Australia generally taxes residents on their worldwide income.

That can include:

• NZ rental income
• overseas investments
• foreign bank interest
• and potentially capital gains on overseas assets

So if you keep your NZ property and rent it out after moving, you will usually still need to:

• file NZ tax returns
• AND report the income in Australia as well

The Australia–NZ tax agreement helps prevent double taxation, but you still need to declare it properly. 

The Big One: Capital Gains Tax (CGT)

New Zealanders are often caught off guard by this because NZ does not have a broad capital gains tax system like Australia does.

Australia absolutely does.

And once you become an Australian tax resident, your NZ property can become relevant for Australian CGT purposes.

This means if you later sell your NZ property while living in Australia, there could potentially be Australian tax payable on the gain.

The amount depends on things like:

• when you bought the property
• when you became an Australian tax resident
• whether the property was your home or a rental
• how long you owned it after moving
• and your residency status at the time of sale

This is exactly why getting a valuation before leaving NZ matters so much. 

Your Tax Residency Status Matters More Than Most People Think

This is where things get confusing for many Kiwis.

Your immigration status and your tax residency status are not the same thing.

You can:

• live in Australia
• hold an Australian visa
• even become a permanent resident

…while your tax situation works completely differently.

Some New Zealanders living in Australia may qualify as temporary residents for Australian tax purposes, which can significantly change how overseas assets and income are treated.

Others may become full Australian tax residents and lose access to certain exemptions.

This is an area that catches people out constantly.

If you own property in NZ (or plan to), I highly recommend reading this article from Beyond Accountancy:

Something Every Kiwi in Australia Needs to Know

It explains why your tax residency status matters so much — especially for Kiwis who still own assets back home. 

The Main Residence Exemption Is Where Things Get Really Tricky

A lot of people assume:

“It was my family home, so there won’t be tax.”

Unfortunately, it is not that simple.

Australia has something called the Main Residence Exemption, which can sometimes reduce or eliminate CGT on a property you lived in.

But the rules around foreign residents changed significantly in recent years.

In many situations, if you are considered a foreign resident for Australian tax purposes when you sell, you may lose access to the exemption entirely.

Even worse:

• the exemption is often “all or nothing”
• previous years living in the home may not help
• and renting the property out can complicate things further

This is one of the biggest tax traps affecting expats and cross-border property owners. 

The Australian “6-Year Rule” Explained

If you start researching CGT, you will probably come across something called the 6-year rule.

This rule can potentially allow a property that was originally your main residence to continue being treated as your main home for Australian CGT purposes for up to six years after you move out while it is being rented out.

Sounds great, right?

Well… unfortunately, it is not always straightforward for Kiwis with NZ property.

The rules become much more complicated when:

• the property is outside Australia
• you become a foreign resident for Australian tax purposes
• you buy another main residence
• or your residency status changes over time

Some people assume they are protected by the 6-year rule, only to later discover they no longer qualify for the Main Residence Exemption at all.

This is one of the reasons getting proper advice early is so important.

Because while the 6-year rule can be incredibly valuable, whether it applies depends on:

• your Australian tax residency status
• whether the property genuinely qualified as your main residence
• how long it was rented
• and whether you own another property being treated as your main home

Definitely not something you want to rely on random Facebook comments for. 

Planning to Buy Property in Australia Too?

A lot of Kiwis moving over eventually buy a home in Australia as well.

And if that is your plan, it is important to understand how owning property in both countries can affect:

• your main residence status
• future CGT calculations
• tax residency considerations
• and financing

If you are at the stage of looking at buying in Australia, you may also find this guide helpful:

Buying a House in Australia as a New Zealander. 

Moving Money Between NZ and Australia? Your Bank Could Be Costing You Thousands

Another thing many Kiwis do not realise until after they move is how expensive it can be transferring money between New Zealand and Australia through traditional banks.

And when you are dealing with:

• house deposits
• property sale proceeds
• mortgage payments
• savings
• or regular transfers between accounts

…those fees and exchange rate markups can add up fast.

A lot of banks advertise “low transfer fees”, but the real cost is often hidden in the exchange rate they give you.

Even a small difference in the exchange rate can mean:

• hundreds of dollars lost on smaller transfers
• or literally thousands lost on large amounts

That is why many Kiwis moving to Australia use foreign exchange companies instead of their bank.

One of the most commonly used options is:

XE Money Transfers

Companies like XE can often provide:

• better exchange rates than traditional banks
• lower fees
• faster transfers
• and the ability to lock in rates in some situations

This can make a huge difference if you are transferring large amounts of money for:

• buying property
• selling your NZ home
• moving savings
• or covering ongoing mortgage repayments between countries

A lot of people only discover this after already losing money through poor bank exchange rates.

Read this post where a $19,000 exchange fee shocks NZ family. Sad but true, and now you know.

If you want to learn more about how foreign exchange companies work (and why so many Kiwis use them when moving to Australia), you can also read my post:

Foreign Exchange & Money Transfers for Kiwis Moving to Australia

Before transferring large amounts internationally, it is definitely worth comparing:

• your bank’s exchange rate
• the total amount you will actually receive
• and what a foreign exchange provider can offer instead

Because the savings can genuinely be significant. 

Renting Out Your NZ Home? Here Are a Few Other Things to Think About

Once your NZ property becomes a rental, there can also be:

• landlord insurance considerations
• property management costs
• NZ Healthy Homes requirements
• mortgage changes with your bank
• and currency fluctuations affecting repayments

Some NZ banks also reassess lending once you move overseas, so if you are thinking about refinancing or restructuring your mortgage, it can be worth sorting that before you leave New Zealand. 

Where to Get Proper Advice

Cross-border tax and property situations can become complicated very quickly — especially once you are dealing with:

• Australian tax residency
• NZ rental income
• capital gains tax (CGT)
• temporary resident rules
• or owning property in both countries

And unfortunately, there is a lot of conflicting information online.

If you are unsure how the rules apply to your situation, it is worth speaking with:

• a cross-border accountant familiar with both NZ and Australian tax systems
• a tax adviser experienced with expat or Kiwi clients
• or a financial adviser if you are making larger long-term investment decisions

Ideally, do this before:

• moving to Australia
• turning your NZ home into a rental
• buying property in Australia
• or selling your NZ property

Getting advice early can potentially save you a significant amount of money and stress later on. 

Important Disclaimer

Just a quick reminder — I am not an accountant, tax adviser, or financial adviser.

Everything shared on Moving to Australia is based on personal experience, research, publicly available information, and what I learn from speaking with professionals and other Kiwis going through the process.

Tax rules and residency situations can vary hugely depending on your personal circumstances, and rules can also change over time.

Please do not rely on anything in this article as financial or tax advice. Always speak with a qualified professional about your own situation before making decisions involving property, tax, investments, or residency. 

Final Thoughts

Keeping your NZ property while moving to Australia is incredibly common for Kiwis — and for many people, it ends up being a great long-term decision.

But cross-border property ownership can become complicated surprisingly quickly.

And even if your original plan was simply:

“We’ll keep it for a year or two until the market improves…”

…life often changes.

Suddenly:

• several years have passed
• the property has become an investment
• tax residency rules have changed
• and you are dealing with CGT issues you never expected

The biggest takeaway?

Before you leave NZ:

• get a proper valuation
• organise your records
• understand your tax residency position
• learn how CGT could apply later
• and get advice early if needed

Because once years pass, the paperwork disappears, rules change, and options become a lot more limited.

You might be interested in…

The below posts might also be of interest to you:

• Buying a house in Australia (additional info to above)
• Find a House to Buy or Rent in Australia
• Transfer money from New Zealand to Australia

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