189 vs 190 Visa: What Each Means for Buying Property in Australia (2026)

If you are on the skilled migration pathway and researching permanent residency options in Australia, you will encounter the Subclass 189 (Skilled Independent) and Subclass 190 (Skilled Nominated) visas. Both grant permanent residency — and both carry substantially the same rights when it comes to buying property.

This guide explains the key differences between 189 and 190, and what each means for your property purchasing position.

189 vs 190: the core difference

Both are permanent visas — not temporary pathways to PR, but PR visas themselves. Upon grant, you are a permanent resident.

What both visas give you for property purchases

Once you receive either a 189 or 190 visa, your property buying rights are identical:

You are no longer a foreign person. The restrictions that applied to you as a temporary visa holder are lifted immediately.

This means:

• No FIRB required — you can purchase residential property without government approval
• No foreign buyer stamp duty surcharge — the 7–8% additional duty no longer applies
• Any property type available — established homes, new builds, off-the-plan, vacant land
• Full lender market access — four major banks, second-tier lenders, specialist products
• LVR up to 95% — borrow more with a smaller deposit
• First Home Guarantee eligible — 5% deposit with no LMI if you are a first home buyer
• FHOG eligible — first home owner grant available in most states

Does the 190’s state nomination obligation affect property buying?

The 190 visa requires you to live and work in the nominating state for 2 years after the visa is granted. This is an obligation to the state government — not a legal restriction on where you can buy property across Australia.

In practice:

• You can buy property anywhere in Australia
• However, if you buy in a different state during those 2 years, you may not be complying with the state obligation
• Compliance is monitored loosely, but is a genuine obligation — not a technicality to work around

For property planning purposes: if you receive a 190 visa through, say, South Australia, it is sensible to plan your purchase in South Australia or confirm with migration advice whether your specific circumstances allow flexibility.

The 2-year obligation also affects when you can buy in other states. Many 190 holders time their interstate purchases to coincide with or follow the 2-year mark.

189 vs 190: which gives you property access sooner?

Both visas grant PR simultaneously with the visa decision — there is no further waiting period after grant.

However, the pathway length differs:

189: Requires a very high points score. If you are eligible, applications are submitted and may take 12–24 months to process. High scorers (90+ points) may be invited within 6–12 months.

190: State nomination adds 5 points, which makes the EOI competitive at lower base scores. Processing after nomination is often faster than 189 independent applications. Some states also offer targeted nomination rounds for specific occupations.

Who gets property access sooner in practice? It depends entirely on your occupation, skills assessment, and EOI score. If you qualify for state nomination and your target state has active invitation rounds, 190 often delivers PR faster than waiting for a 189 invitation at competitive score cutoffs.

Occupation lists: what you need to qualify

189 — Medium and Long-Term Strategic Skills List (MLTSSL)

Your occupation must appear on the MLTSSL. This list includes occupations across healthcare, engineering, IT, accounting, trades and other sectors with identified skills needs.

190 — State Nominations Lists (vary by state)

Each state maintains its own nomination list — typically based on local skills needs. An occupation on your state’s list does not need to be on the federal MLTSSL, which means some occupations that are ineligible for 189 can still access 190 through specific state nominations.

This makes 190 the more accessible option for some occupations.

Points scoring: how 189 and 190 compare

Both visas require at least 65 points in the SkillSelect system. Key scoring factors:

Typical cutoffs in 2026:

• 189: 85–95 points (varies by occupation, very competitive)
• 190: 65–80 points depending on state and occupation

State nomination providing +5 points is the single biggest differentiator — it can be the difference between receiving an invitation and waiting indefinitely.

What about the 491 visa?

For completeness: the Subclass 491 (Skilled Work Regional) is a temporary visa, not PR. 491 holders are still classified as foreign persons for property purposes. They must live and work in a regional area for 3 years, then apply for the Subclass 191 (Permanent Residence — Skilled Work Regional) — which is PR.

If you hold a 491, you are subject to the same property restrictions as other temporary visa holders until you receive your 191.

Transition from 482 to 189/190

Some 482 holders choose to pursue the independent or state-nominated skilled pathway rather than (or in addition to) waiting for employer nomination under the 186 visa.

Why choose 189/190 over 186?

• Employer is unwilling or unable to nominate you
• Your occupation is on MLTSSL/state list but not covered by your current employer’s nomination
• You want to change employers or industries after PR, without being tied to a sponsor
• You have a high EOI score that makes 189 realistic

Why stay with 186?

• Your employer is supportive and willing to nominate
• Your occupation may not score well enough for 189/190
• The 186 employer nomination pathway does not require EOI competition

Many 482 holders pursue both tracks simultaneously — maintaining employer nomination for 186 while building their EOI score for a potential 189/190 invite.

Frequently asked questions

Q: If I get a 190 visa for Victoria, can I buy property in NSW?
You can legally buy property anywhere in Australia. However, your 190 obligation requires you to reside and work in Victoria for 2 years. Buying in NSW while fulfilling this obligation is technically possible if you are meeting the residency requirement — seek migration advice on your specific situation.

Q: Can PR holders access all the same home loan products?
Yes. 189 and 190 PR holders access the same full lending market as Australian citizens, including all four major banks, specialist products, and the First Home Guarantee scheme.

Q: I am on a 189/190 visa — do I still pay the foreign buyer surcharge?
No. As a permanent resident (regardless of whether your PR came via 189, 190, 186 or any other PR pathway), you are not a foreign person under Australian property law. The surcharge does not apply.

Q: How long does a 189/190 visa last?
The 189 and 190 are indefinite permanent resident visas — they do not expire. However, the “travel facility” (right to re-enter Australia after travel abroad) typically has a 5-year validity from the date of grant. After 5 years outside Australia without citizenship, you may need a Resident Return Visa to re-enter.

Plan your property purchase around your PR pathway

If you are in the SkillSelect queue or planning to apply for a 189 or 190 visa, your property purchase timeline should account for:

1. Expected EOI invitation timing (based on your score and occupation)
2. Processing time after invitation
3. Whether to purchase before PR (on current visa, with restrictions) or wait

At Arrivau, we work with skilled migration applicants across all visa pathways to coordinate property planning with their immigration timeline. Getting the timing right can save $50,000–$100,000 in foreign surcharges and LMI alone.

Book a free property planning consultation →

Last updated: May 2026. Visa eligibility, points scores and invitation cutoffs change regularly. Always seek advice from a registered migration agent (MARN) for immigration decisions.