【本页摘要 Summary】
- 维州买房有 3 个完整工作日的冷静期，从买家签合同当天起算；退出时卖家可保留 100 澳元或房价 0.2%（取较高者）。
- 拍卖当天，以及公开拍卖前后 3 个完整工作日内买的房，一般没有冷静期。
- 签字前一定要看 Section 32 卖方声明，问题往往藏在这里。
- 外国人（包括临时签证持有人）买二手房的禁令自 2025 年 4 月 1 日起实施，政府已宣布延长至 2029 年 6 月 30 日。
负责律师：Chun Qiu ｜ 维多利亚州执业律师 ｜ HWC Legal Melbourne
最后更新：2026-10
签字前的三天，比签字后的三个月更值钱。
The days before you sign are worth more than the months after.
📑 目录 Contents
🏠 澳洲房产过户服务｜Australia Conveyancing Services
我们为在维州买卖房产的华人客户审阅合同、办理过户，并提示签字前的风险。
We review contracts, handle settlement and flag pre-signing risks for Chinese-speaking clients buying and selling property in Victoria.
🔑 买房
- 合同和 Section 32 审阅
- 楼花 Off-the-plan 合同
- 贷款和交割协调
🏷️ 卖房
- 准备 Section 32 卖方声明
- 起草销售合同
- 交割和余款处理
👨👩👧 其他
- 家庭成员之间转名
- 分居后房产转名
- 外国买家合规咨询
⏳ 维州买房冷静期规则｜Victoria Cooling-Off Rules
冷静期规定在维州《1962 年土地买卖法》第 31 条（Sale of Land Act 1962 (Vic) s 31）。
The cooling-off right is in section 31 of the Sale of Land Act 1962 (Vic).
| 问题 Question | 答案 Answer |
|---|---|
| 多长 How long | 3 个完整工作日，从买家签合同当天起算 3 clear business days from the day the buyer signs |
| 怎么退 How to end | 在期限内向卖家或其中介发出书面通知 Written notice to the vendor or agent within time |
| 损失多少 Cost | 卖家可保留 100 澳元或房价 0.2%，取较高者 Vendor may keep $100 or 0.2% of the price, whichever is more |
| 谁没有 Exceptions | 拍卖当天或公开拍卖前后 3 个完整工作日内买入等情况 Bought at auction, or within 3 clear business days before or after a publicly advertised auction, among others |
⚠️ 冷静期从买家签字那天起算，不是从卖家签字起算。
The cooling-off period runs from the day the buyer signs, not the vendor.
各州对比见 澳洲买房冷静期全攻略，官方说明见 Consumer Affairs Victoria。
See our state-by-state guide and Consumer Affairs Victoria.
📄 Section 32 卖方声明要看什么｜What to Check in a Section 32
卖家必须在买家签合同前提供 Section 32 卖方声明，这是了解房产法律状况的主要文件。
The vendor must give the buyer a Section 32 vendor statement before the buyer signs — it is the main document showing the property’s legal position.
- 产权和抵押、地役权、限制性契约。
Title, mortgages, easements and restrictive covenants. - 规划分区和政府通知。
Planning zones and government notices. - 业主立案法团（Owners Corporation）费用和纠纷。
Owners corporation fees and disputes. - 近期建筑许可和建筑保险。
Recent building permits and domestic building insurance.
🌏 外国买家和临时签证持有人｜Foreign Buyers and Temporary Residents
外国人（包括临时签证持有人和外资公司）自 2025 年 4 月 1 日起被禁止购买澳洲的二手住宅，除非符合例外。
Since 1 April 2025, foreign persons — including temporary residents and foreign-owned companies — have been banned from buying established dwellings unless an exception applies.
澳洲税务局（ATO）2026 年 5 月更新说明：政府在 2026–27 年度预算中宣布把禁令延长到 2029 年 6 月 30 日。
The ATO updated its guidance in May 2026: the Government announced in the 2026–27 Budget that the ban will be extended to 30 June 2029.
- 新房和空地仍可申请购买，但一般需要事先取得外国投资批准。
New dwellings and vacant land can still be acquired, generally with prior foreign investment approval. - 维州对外国买家另有附加印花税，签约前要算清成本。
Victoria also charges additional duty for foreign purchasers — factor it in before signing.
官方信息见 ATO 外国投资 和 维州税务局 SRO。签证身份会直接影响能不能买、要交多少税，买之前先确认。
See the ATO and the Victorian State Revenue Office. Your visa status directly affects whether you can buy and how much duty applies.
🗓️ 买房过户时间线｜Conveyancing Timeline
| 阶段 Stage | 要做的事 What to do |
|---|---|
| 签约前 Before signing | 律师审阅合同和 Section 32，确认贷款 Lawyer reviews contract and Section 32; confirm finance |
| 冷静期 Cooling-off | 3 个完整工作日内决定是否继续 Decide within 3 clear business days |
| 交割前 Before settlement | 产权查询、调整计算、PEXA 准备 Searches, adjustments, PEXA preparation |
| 交割 Settlement | 电子交割，钥匙交付 Electronic settlement and key handover |
| 交割后 After settlement | 通知水电和市政 Notify utilities and council |
❓ 常见问题 FAQ
维州买房有冷静期吗？Is there a cooling-off period in Victoria?
有，一般是 3 个完整工作日，从买家签合同当天起算；拍卖等情况除外。Yes, generally 3 clear business days from the day the buyer signs, with exceptions such as auctions.
冷静期内退出要赔多少钱？What does it cost to cool off?
卖家可以保留 100 澳元或房价的 0.2%，以较高者为准。The vendor may keep $100 or 0.2% of the price, whichever is more.
拍卖买房有冷静期吗？Is there cooling-off at auction?
没有。拍卖当天，以及公开拍卖前后 3 个完整工作日内的购买一般不适用冷静期。No. Purchases at auction, or within 3 clear business days before or after a publicly advertised auction, generally have no cooling-off right.
持学生签或工作签可以买二手房吗？Can temporary visa holders buy an established home?
自 2025 年 4 月 1 日起，外国人（含临时签证持有人）一般不能买二手住宅，除非符合例外；政府已宣布延长至 2029 年 6 月 30 日。Generally no since 1 April 2025 unless an exception applies; the Government has announced an extension to 30 June 2029.
一定要请律师办过户吗？Do I need a lawyer for conveyancing?
维州可以由律师或持牌过户师办理。如果合同有特殊条款、楼花或涉及外国买家规则，建议找律师。A lawyer or licensed conveyancer can act. For special conditions, off-the-plan or foreign buyer issues, a lawyer is recommended.
📞 联系 HWC Legal｜Contact Us
免费 20 分钟电话咨询，先帮您判断方向，再决定下一步。
Free 20-minute phone consultation to help you work out the right direction before you commit.
我们提供价格匹配：如您拿到其他律所的正式书面报价，同等服务范围下我们可以匹配。
Price match: bring us a formal written quote from another firm for the same scope of work, and we can match it.
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本页内容为一般法律信息，不构成针对您个人情况的法律意见。具体请预约咨询。
This page is general legal information, not advice for your situation. Please book a consultation.
