Uninsurable Property in Australia: 2025 Guide for Homeowners

The idea of an ‘uninsurable property’ is moving from theory to reality in Australia. As climate risks intensify and insurers tighten their criteria, thousands of Australians face a future where home insurance is either unavailable or unaffordable. In 2025, this is reshaping where and how we live, buy, and invest.

What Makes a Property Uninsurable in 2025?

Traditionally, insurers assessed risk based on historical data. But recent natural disasters—especially the record-breaking floods in Queensland and New South Wales—have forced a shift. Insurers are now using forward-looking climate models, and many properties are falling into the ‘too risky’ basket.

• High Flood Risk: Properties in floodplains or near rivers, particularly in parts of Lismore, Rockhampton, and Western Sydney, are facing blanket refusals or massive premium hikes.
• Bushfire Zones: Regions impacted by the Black Summer fires, such as the Blue Mountains and parts of Victoria, are now subject to stricter underwriting or outright exclusion.
• Coastal Erosion: Homes on exposed coastlines in Queensland and northern NSW are struggling to secure cover due to rising sea levels and storm surges.

In 2025, ‘uninsurable’ doesn’t always mean no insurer will offer a policy—it can also mean the premiums or excesses are so high, they’re out of reach for most households. For example, some homeowners in Gympie and Ballina have reported quotes exceeding $20,000 per year, or flood excesses over $100,000.

How Policy and Industry Changes Are Making Uninsurability More Common

The Federal Government’s 2024 National Insurance Affordability Taskforce highlighted a growing protection gap. In response, the Albanese government expanded the Northern Australia Reinsurance Pool in early 2025 to include flood cover in select high-risk zones, aiming to reduce premiums by up to 20%. But this scheme is tightly targeted and does not cover all at-risk regions.

Meanwhile, major insurers like IAG and Suncorp have tightened their underwriting standards. Some now use AI-driven risk modelling to automatically decline properties with high cumulative risk factors (e.g., proximity to bushland, low elevation, and poor local flood mitigation infrastructure).

• Insurers are required to justify premium hikes under new 2025 APRA reporting rules, but they can still refuse coverage outright if they deem the risk unmanageable.
• Some local councils, such as Byron Shire, have begun restricting new development approvals in areas deemed ‘effectively uninsurable’ by the Insurance Council of Australia.

What Can Homeowners and Buyers Do?

For current homeowners in at-risk areas, options are limited but not nonexistent. Here’s what’s working in 2025:

• Mitigation Works: Upgrades like raising floor levels, installing water barriers, or clearing bushfire fuel can, in some cases, make a property insurable again—or at least reduce premiums. Some councils now offer grants for retrofitting.
• Alternative Insurers: Niche and mutual insurers (including some new parametric insurance products) may offer partial or event-based cover, though typically with lower limits and higher exclusions.
• Disaster Readiness: Some regions have piloted community-wide risk pools, where residents share costs and risks—although these remain rare and experimental in 2025.

If you’re buying, due diligence is critical. Check flood maps, bushfire overlays, and recent insurance quotes before making an offer. The Insurance Council of Australia’s RiskFinder tool is updated with 2025 risk profiles and is essential for all prospective buyers.

Looking Ahead: What Uninsurability Means for the Market

The reality of uninsurable properties is already having ripple effects:

• Declining Values: Some high-risk areas have seen property values fall by up to 15% in 2024–25, as buyers factor in the lack of insurance or prohibitive costs.
• Lending Restrictions: Major banks have started requiring evidence of insurability for new mortgages in flood and bushfire zones, making it harder to buy or refinance in these locations.
• Calls for Reform: There is growing pressure for a national home buyback scheme or government-backed insurance pool, but as of mid-2025, no broad solution has been legislated.

As climate risks escalate and the insurance industry adapts, the challenge of uninsurable property is set to become a defining issue for Australian homeowners, investors, and policymakers for years to come.