Many Singaporeans bought a Melbourne apartment or house years ago. It may have been for a child’s university years, as an investment, or as a future holiday home. Now retirement is approaching, and a new question arises: should we keep it, sell it, or pass it on?
There is no single right answer. But there are questions every family should ask.
1. What does it really cost to keep?
Owners who are not Australian citizens or permanent residents, and who live overseas, usually pay more than local owners. In Victoria this can include:
- land tax with an absentee owner surcharge (currently 4% of the land’s taxable value each year, on top of ordinary land tax),
- vacant residential land tax, if the home is left empty for more than six months in a year,
- council rates, owners corporation fees, insurance and repairs, and
- property management fees.
Many owners only discover the surcharge when a land tax assessment arrives. If you have not checked your position with the State Revenue Office, do so. See our article on the taxes foreign owners pay on Australian property.
2. Who will manage it as you get older?
Managing a tenancy from overseas takes energy: repairs, tenant disputes, insurance claims, and tribunal hearings if something goes wrong. As you get older, think about:
- whether you still want to make these decisions yourself,
- who will make them if you become unwell, and
- whether you have an Australian power of attorney, because a Singapore LPA may not be accepted in Australia. See our article on Singapore LPAs and Melbourne property.
3. What happens if you sell?
Selling from Singapore is very possible, but plan for:
- capital gains tax in Australia, because foreign residents generally cannot claim the main residence exemption,
- foreign resident withholding, under which the buyer must withhold 15% of the price unless an ATO clearance certificate is provided (only available to Australian tax residents), and
- the timing, especially if a lease is running or the market is soft.
Take tax advice before you sign a contract, not after.
4. What happens when you pass away?
If you die owning the property, your family will usually need a grant of probate recognised in Victoria before it can be sold or transferred. If your will was made in Singapore, the Singapore grant may need to be resealed in Victoria. This adds time and cost for your children. See resealing a Singapore grant of probate in Australia.
A separate Victorian will dealing only with your Australian assets can often make things simpler. It must be drafted so that it works with your Singapore will.
Also check how the property is owned. If you own it with your spouse as joint tenants, it will generally pass to the survivor automatically. As tenants in common, your share passes under your will.
5. Do your children want it?
This is the question families often avoid. One child may live in Melbourne and want the property. Another may live in Singapore and prefer cash. Leaving a property to children “equally” can lead to disagreements about selling, renting or living in it.
Talking about this while you are healthy, and recording your wishes clearly, prevents much of the conflict we see in estate disputes.
Options families often consider
- Keep it, and get the documents right: a Victorian will, an Australian power of attorney, and a clear plan for management.
- Sell it during your lifetime, and simplify your estate.
- Transfer it to a child during your lifetime. This has duty, tax and family consequences. See our article on giving your Melbourne property to your children.
- Leave it by will, perhaps through a testamentary trust or with a right for a family member to live there.
How Chua Tan Associates can help
Chua Tan Associates has acted for overseas owners of Melbourne property since 1990. We advise on sales, transfers, Victorian wills, powers of attorney and estates for clients in Singapore, and we work alongside your tax adviser. For families who want ongoing help, our Australian Legal Desk service provides a yearly review of your Australian property, wills, powers of attorney and land tax, with priority access by WhatsApp.
Book a 30-minute paid consultation by video from Singapore. If you go ahead, the consultation fee is credited to your first invoice.
Frequently asked questions
I am a Singapore citizen living in Singapore. Do I pay extra land tax in Victoria?
Usually yes. Absentee owners generally pay the absentee owner surcharge on top of ordinary land tax.
My apartment is empty most of the year. Does that matter?
It may. Vacant residential land tax can apply to homes left empty for more than six months in a year.
Can I sell my Melbourne property without travelling to Australia?
Usually yes. Contracts can be signed remotely and settlement is electronic, but identity checks and tax steps must be planned.
Should I make an Australian will just for my Melbourne property?
Often it helps, but it must be drafted to work with your Singapore will.
Important: This article is general information only and must not be relied on. It is not legal, tax, financial or migration advice, does not take your circumstances into account, and may not reflect changes in the law after publication. Laws of other countries may also apply. Do not act or refrain from acting on the basis of this article. Reading it or contacting us does not create a lawyer–client relationship. Please book a consultation for advice on your situation.
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Chua Tan Associates acts for families, executors, trustees and their professional advisers in estate planning, estate administration and estate disputes in Australia and across borders. To arrange a confidential consultation, please contact our Melbourne office on +61 3 9602 3988 or submit an enquiry. Advice is available in English, Mandarin and Cantonese.
Justin Chua (蔡智勋), lawyer and mediator, Chua Tan Associates, Melbourne. General information only, not legal advice. Updated October 2026.
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