Key Money in Australia 2026: What Buyers and Renters Need to Know

Key money refers to a payment made by a prospective tenant or buyer to secure access to a property, in addition to the standard rent, bond, or purchase price. While it has traditionally been associated with commercial leases—such as a business paying a premium to take over a sought-after retail location—key money has also become a talking point in residential rentals, especially in markets where demand outstrips supply.

In commercial settings, key money might be paid for the goodwill of an established business or for the value of fixtures and fittings. In residential contexts, however, key money is generally considered an illegal or improper payment in most Australian states and territories.

Australia’s property market continues to evolve, with high demand for both residential and commercial spaces in many regions. This has led to increased competition, particularly in major cities and desirable regional areas. As a result, some landlords and agents have sought additional payments from prospective tenants or buyers, sometimes under the guise of key money.

Recent policy changes and enforcement efforts have brought the issue of key money back into public discussion. Authorities in several states have updated their approaches to illegal payments, aiming to protect consumers and ensure fair access to housing and business premises.

The legality of key money depends on the type of property and the state or territory in which the transaction occurs.

Residential Leases

In most Australian states and territories, it is illegal for landlords or agents to request or accept key money for residential leases. This includes any payment that is not a standard bond or a regulated holding deposit. The law is designed to ensure that access to housing is fair and transparent, and to prevent exploitation in tight rental markets.

Despite these laws, reports continue to surface of renters being asked for extra payments to secure a property or even to attend a viewing. These requests are typically unlawful, regardless of how they are described (for example, as an “application fee” or “holding fee” that exceeds legal limits).

Commercial Leases

Key money is more common and sometimes permitted in commercial leasing, particularly where a business is taking over an established location with existing goodwill or valuable fit-out. However, the rules vary by state, and there are often requirements for transparency and written agreements. Payments must be clearly documented and should not be disguised as something else.

In 2026, several states have introduced new measures to address key money and related practices:

• New South Wales: Authorities have increased penalties for illegal key money requests in residential tenancies and introduced new digital tools for reporting suspected breaches.

• Victoria: Reforms have clarified the distinction between legal goodwill payments in commercial leases and prohibited key money demands. Residential key money requests remain banned.

• Queensland and Western Australia: Both states have launched initiatives encouraging tenants to report illegal practices, including key money, as part of broader efforts to improve housing affordability and transparency.

While the details differ, the general trend is toward stronger enforcement and clearer guidance for both tenants and landlords.

Key money can take different forms depending on the context:

Residential Rentals

In competitive rental markets, some renters have reported being asked for payments beyond the standard bond or regulated holding deposit. This might include requests for an extra week’s rent to secure a viewing or to have their application considered. Such payments are generally not permitted under state tenancy laws.

Commercial Leases

In commercial property, key money may be requested as part of a lease transfer or when taking over a business with an established customer base. For example, a café owner might pay a premium to secure a high-traffic location, with the payment reflecting the value of the business’s goodwill and fit-out. These arrangements are typically legal if they are transparent, agreed in writing, and comply with state regulations.

Regional Areas

As more people move to regional towns, there have been reports of landlords seeking additional payments for in-demand properties. Local councils and consumer protection agencies have responded with compliance campaigns to remind landlords and tenants of their rights and obligations.

Whether you are renting, buying, or leasing a business space, it is important to know your rights and take steps to protect yourself from illegal or unfair key money demands.

Steps to Take

• Understand the law in your state: Familiarise yourself with tenancy and leasing laws relevant to your situation. In most cases, key money for residential leases is not allowed.
• Request written documentation: Any payment outside the standard bond or deposit should be clearly detailed in writing and must comply with state law.
• Use official reporting channels: If you are asked for key money in a residential context, use your state’s reporting tools or consumer protection agencies to report the request.
• Seek advice if unsure: If you are uncertain about a payment request, consider contacting tenant advocacy services or legal resources for guidance. You can also explore resources at Cockatoo Finance for further information on navigating property transactions.
• Be prepared to walk away: If a landlord or agent insists on an illegal payment, it may be best to withdraw from the transaction. Protecting your rights is more important than securing a property at any cost.

With increased scrutiny and enforcement, both renters and buyers should expect greater transparency in property transactions. However, it remains important to stay vigilant, especially in competitive markets where pressure to pay extra can be high.

• Residential tenants: Be wary of any requests for payments beyond the regulated bond or holding deposit. If in doubt, check with your state’s tenancy authority.
• Commercial tenants: Ensure any key money or goodwill payments are fully documented and compliant with local laws. Seek legal advice if necessary.
• Buyers and investors: Understand the full cost of acquiring a property or business, including any additional payments that may be requested.

Key money remains a complex issue in Australia’s property market in 2026. While it is generally prohibited in residential leasing, it can play a legitimate role in some commercial transactions. Recent policy updates and enforcement efforts are making the rules clearer and helping to protect consumers from unfair practices. By staying informed, seeking documentation, and knowing your rights, you can navigate property transactions with greater confidence and avoid unnecessary risks.