Renting in NSW
Apartment guide
Renting in NSW — your rights, your money, your home. A practical guide from search to signature.
Finding a Place
Where to search and what to know
Flatmates.com.au↗
The most popular option in Australia for rooms and housemates. Filter by location, budget, move-in date, and lifestyle preferences (smoking, pets, gender). Flatmates.com.au also handles the lease and bond through their platform — making it much safer than private arrangements. Both renters and rooms are listed, so you can search for a place or list yourself as looking.
Domain↗
Mainstream real estate site with the largest selection of rental listings. Has a Korean language option in some areas. Best for people who want their own apartment rather than a room in a shared house.
Realestate.com.au↗
Another major real estate portal. Similar to Domain in scope. Both sites list real estate agents' rentals, not private landlords.
Facebook Marketplace↗
Can have private listings and cheaper options, but also more scams. Always verify the property exists before paying anything. Do not transfer money to someone you haven't met.
Rental Application
Everything you need to apply for a rental property in NSW
Required documents
100 points of ID — passport, visa, bank statements, payslips, rental reference
Cover letter
Short introduction: who you are, why you want this property, your income, how long you plan to stay
Rental history
Previous landlord's contact details — agents will call to verify you've kept the place well and paid on time
Proof of income
Recent payslips (3-6), recent tax return, or Centrelink letter showing consistent income
Bond
Usually 4 weeks rent — you pay it upfront and get it back at the end if the property is clean and undamaged
Tenant Rights in NSW
You have legal rights — know them
Rent increases
Landlord can only increase rent once every 12 months. Must give 60 days written notice.
Repairs
Landlord must fix anything that affects health, safety, or basic living — within 14 days for non-urgent, immediately for urgent
Entry notice
Landlord must give 24 hours written notice before entering your home (except in emergencies)
Eviction
Landlord must give 90 days notice if ending a periodic lease without cause. 30 days if you're behind on rent.
No cause termination
Even without a reason, landlord must give 90 days (periodic) or 30 days (fixed-term) notice to move out
Common Real Estate Phrases
What agents actually mean
"Quiet location"
It's on a main road — expect traffic noise
"Convenient to transport"
Near a train station or bus stop, but it might not be walking distance
"Charming"
Old, outdated, or small — but has character
"Perfect for families"
Might not have a yard, but there are nearby parks
"Must be sold"
Price is too high — not a good deal
"Inspections are strict"
Competition is high — your application needs to be strong
"First to inspect buys"
Uncommon — verify this claim before making decisions
Red Flags to Watch
Walk away if you see these
No formal lease
Always get a written Residential Tenancy Agreement — verbal agreements are not enforceable
Landlord won't do repairs
Persistent damage that's ignored is a sign the landlord won't look after the property
Pressure to pay cash
Never pay bond or rent in cash without a receipt. All payments should be traceable.
Rent too cheap
If it's significantly below market rate, something is wrong — or it's a scam
Won't meet in person
Legitimate landlords will meet you or have an agent. Be wary of online-only transactions.
Bills & Move-in Costs
What to budget for
Bond
Usually 4 weeks rent — paid upfront before moving in
First week rent
Paid in advance, from the day you move in
Utility connections
Electricity, gas, internet — you set these up yourself. Some providers charge connection fees.
Moving costs
Hire a van or movers. Sydney moves typically cost $150-$500 depending on distance.
Contents insurance
$20-$50/month for a basic policy. Highly recommended — landlord's insurance doesn't cover your belongings.
Cover Letter Tips
How to write an application that stands out
Keep it short
3-5 sentences. Agents read hundreds of these.
Mention your income
Be upfront: weekly/fortnightly income, employment type, how long you've been with your employer
Explain your situation
Are you a student? Working holiday? Permanent resident? Say it. It helps landlords understand you.
Add local references
If you have a previous Australian landlord or employer in NSW, mention it. It shows stability.
Apply fast
In competitive areas, properties are rented within hours of listing. Have your documents ready before you inspect.
Official resources
Know your rights, in writing.
NSW Fair Trading is the government body that handles tenancy disputes. If something goes wrong, they're your first call. Always get a written lease — verbal agreements aren't enforceable.