【本文摘要】
✅ 澳洲买房的「冷静期」（cooling-off period）由各州法律规定，天数、起算点和退出成本都不一样。
✅ 维州：买家签约起 3 个清晰工作日；退出要书面通知，卖家可保留 $100 或房价 0.2%（取较高者）。
✅ 新州：交换合同后 5 个工作日，退出要付房价 0.25%；楼花合同为 10 个工作日。
✅ 昆州：5 个工作日，卖家最多可扣房价 0.25%；南澳 2 个清晰工作日。
✅ 拍卖成交在各州一般都没有冷静期；维州拍卖前后 3 个清晰工作日内的私下成交也不适用。
✅ 冷静期不是「免费反悔」，签字前先做好贷款、验房和合同审查。
作者：Chun Qiu | 维多利亚州执业律师 | HWC Legal Melbourne
最后更新：2026年10月
冷静期不是后悔药，真正保护你的是签字之前的那几天
Cooling-off is not a free exit — your real protection is the work you do before you sign
很多买家以为「签了还能退」，结果在拍卖现场或拍卖前后签约，根本没有冷静期。不同州的规则差别很大，跨州买房更要小心。
Many buyers assume they can always walk away, then sign at or around an auction where no cooling-off applies. The rules differ a lot between states.
📑 目录 | Table of Contents
- 什么是澳洲买房冷静期
- 各州冷静期一览表
- 维州：3 个清晰工作日
- 新州：5 个工作日和 66W 证书
- 昆州和南澳
- 拍卖为什么没有冷静期
- 冷静期内怎么退出
- 签约前该做的 6 件事
- HWC Legal 能帮你做什么
- 常见问题 FAQ
🏠 什么是澳洲买房冷静期？
What is a cooling-off period when buying property in Australia?
冷静期是法律给买家的一段短时间：在这段时间内，买家可以按规定方式取消合同，不需要说明理由。
A cooling-off period is a short window in which the buyer can cancel the contract in the required way without giving a reason.
它通常只保护买家，不保护卖家；卖家签了合同一般不能用冷静期反悔。
It generally protects buyers only; a seller cannot usually use it to back out.
📌 三个关键词
⏱️ 天数
各州 2 到 5 个工作日不等，楼花可能更长。
Days vary from 2 to 5 business days by state.
💰 退出成本
多数州要扣一小部分房价或定金。
Most states let the seller keep a small amount.
🚫 例外
拍卖、商业物业、公司买家等常被排除。
Auctions and some buyers are excluded.
🗺️ 澳洲各州冷静期一览表（2026）
Cooling-off periods by state and territory (2026)
| 州/领地 State | 冷静期 Period | 从何时起算 Starts | 退出成本 Cost to withdraw |
|---|---|---|---|
| 维州 VIC | 3 个清晰工作日 | 买家签署合同之日 | $100 或房价 0.2%，取较高者 |
| 新州 NSW | 5 个工作日（楼花 10 个） | 交换合同（exchange） | 房价 0.25% |
| 昆州 QLD | 5 个工作日 | 买家收到双方签署的合同 | 最多房价 0.25% |
| 南澳 SA | 2 个清晰工作日 | 收到 Form 1 卖方声明 | 卖家最多保留 $100 定金 |
| 首都领地 ACT | 一般 5 个工作日 | 交换合同 | 一般为房价 0.25% |
| 北领地 NT | 一般 4 个工作日 | 签约/交换 | 一般无罚金 |
| 西澳 WA / 塔州 TAS | 一般没有法定冷静期 | — | 除非合同特别约定 |
⚠️ 表中维州、新州、昆州、南澳依据州政府官方信息；首都领地、北领地、西澳、塔州为一般情况，签约前请向当地律师或产权转让师确认。
⚠️ VIC, NSW, QLD and SA rows are based on official state guidance; ACT, NT, WA and TAS are general positions — confirm locally before signing.
🏙️ 维州：3 个清晰工作日
Victoria: three clear business days
📌 适用范围
维州冷静期适用于私下出售（private sale）的住宅和 20 公顷以下的农村物业。
In Victoria, cooling-off applies to private sales of residential property and rural property under 20 hectares.
冷静期从「你签字的那天」开始算，不是卖家签字那天；周末和公众假期不算工作日。
It runs from the day you sign, not the day the seller signs; weekends and public holidays do not count.
💰 退出成本
在冷静期内书面通知卖家或其中介即可退出，你有权拿回已付款项，但卖家可以保留 $100 或房价 0.2% 中较高的那个金额。
You can withdraw by written notice to the seller or agent and get your money back, less the greater of $100 or 0.2% of the price.
举例：房价 80 万澳币，0.2% 是 1,600 澳币，比 100 澳币高，所以卖家可以保留 1,600 澳币。
Example: on an $800,000 property, 0.2% is $1,600, which is more than $100, so the seller can keep $1,600.
🚫 维州哪些情况没有冷静期
- 在公开拍卖中买下，或在拍卖前后 3 个清晰工作日内买下
Bought at public auction, or within three clear business days before or after one - 物业主要用于工业或商业用途
The property is used mainly for industrial or commercial purposes - 20 公顷以上、主要用于农业的土地
Land over 20 hectares used mainly for farming - 你之前已就同一物业、同样条件签过合同
You previously signed a contract for the same property on the same terms - 买家是地产中介或公司
The buyer is an estate agent or a corporate body
💡 用公司名义买房？在维州，公司买家一般没有冷静期，签字前要特别谨慎。
💡 Buying through a company? In Victoria a corporate buyer generally has no cooling-off right.
🌉 新州：5 个工作日和 66W 证书
New South Wales: five business days and the 66W certificate
📌 基本规则
新州买家在交换合同（exchange）后有 5 个工作日冷静期，到第 5 个工作日下午 5 点结束。
In NSW, buyers have 5 business days after exchange, ending at 5pm on the fifth business day.
楼花（off-the-plan）住宅合同的冷静期是 10 个工作日。
Off-the-plan residential contracts have a 10 business day cooling-off period.
💰 退出成本
冷静期内书面通知卖家退出，需要支付房价的 0.25%，也就是每 10 万澳币 250 澳币。
If you withdraw by written notice, you pay the vendor 0.25% of the price — $250 per $100,000.
✍️ 66W 证书：放弃冷静期
买家可以通过律师或产权转让师出具「66W 证书」来放弃冷静期，常见于拍卖前想抢先成交的情况。
A buyer can waive cooling-off by giving the vendor a 66W certificate, often used to secure a property before auction.
冷静期也可以经双方书面同意缩短或延长。
The period can also be shortened or extended by written agreement.
⚠️ 签 66W 之前：贷款批复、验房、合同审查最好都已完成，因为放弃之后基本没有「改主意」的空间。
⚠️ Before a 66W: have finance, inspections and contract review done — there is little room to change your mind afterwards.
☀️ 昆州和南澳
Queensland and South Australia
🌴 昆州 Queensland
昆州住宅合同的冷静期为 5 个工作日，从买家收到双方签署的合同之日起算，到第 5 天下午 5 点结束。
In Queensland it is 5 business days from receiving the contract signed by both parties, ending at 5pm on day five.
买家退出时，卖家最多可从定金中扣除房价 0.25%，其余定金须在 14 天内退还。
If the buyer terminates, the seller may deduct up to 0.25% of the price from the deposit and must refund the rest within 14 days.
拍卖成交没有冷静期；拍卖流拍后 2 个工作日内与登记竞拍人签的私下合同也不适用。
Auctions have no cooling-off, nor does a contract with a registered bidder within 2 business days after a failed auction.
另外，昆州自 2025 年 8 月 1 日起实施新的卖方披露制度，卖家原则上要在签约前提供披露声明，具体后果需个案评估。
Queensland also introduced a seller disclosure regime from 1 August 2025; consequences of non-compliance depend on the facts.
🍷 南澳 South Australia
南澳冷静期在卖方声明（Form 1）送达后的第 2 个清晰工作日结束。
In South Australia, cooling-off ends at the end of the second clear business day after the Form 1 is served.
买家冷静期内退出，超过 100 澳币的定金必须退还，即卖家最多保留 100 澳币。
If the buyer cancels, any deposit above $100 must be refunded.
放弃南澳冷静期需要律师出具已向买家解释后果的证明。
Waiving cooling-off in SA requires a solicitor’s certificate that the buyer has been advised.
🔨 拍卖为什么没有冷静期？
Why auctions have no cooling-off
拍卖落槌就是成交。各州一般都不给拍卖成交冷静期，所以竞拍前就要完成所有调查。
When the hammer falls, you are bound. Auction purchases generally have no cooling-off anywhere in Australia.
| 常见误区 Myth | 实际规则 Fact |
|---|---|
| 拍完还有 3 天可以反悔 | 拍卖成交一般没有冷静期 |
| 拍卖前一天私下签约，就有冷静期 | 维州拍卖前后 3 个清晰工作日内成交的，没有冷静期 |
| 冷静期退出完全免费 | 维州、新州、昆州等可扣一定金额 |
| 口头说「不要了」就行 | 一般需要按规定书面通知，并在期限内送达 |
| 用公司买房也有冷静期 | 维州公司买家一般没有 |
📮 冷静期内怎么退出？
How to withdraw during the cooling-off period
- 确认你的州、合同类型和冷静期截止时间（含下午 5 点等时点）
Confirm your state, contract type and exact deadline - 按合同和法律要求写好书面通知并签名
Prepare a signed written notice as required - 送达卖家或其中介（按合同允许的方式，例如当面或电子邮件）
Deliver it to the seller or agent by a permitted method - 保留发送记录和对方收到的证据
Keep proof of sending and receipt - 跟进定金退还（扣除法定金额后）
Follow up the deposit refund
💡 建议：如果已经在考虑退出，不要拖到最后一天，先联系律师确认通知格式和送达方式。
💡 Tip: If you are thinking of withdrawing, do not wait until the last day — get the notice and delivery method checked first.
✅ 签约前该做的 6 件事
Six things to do before you sign
- 🏦 拿到贷款预批，并了解正式批复条件
Get finance pre-approval - 🔍 安排建筑和虫害检查
Arrange building and pest inspections - 📑 请律师审阅合同和卖方声明（维州 Section 32）
Have the contract and vendor statement reviewed
- 🗓️ 核对交割日期和定金比例
Check settlement date and deposit - 🏢 公寓查看业主立案法团信息
Check owners corporation records for apartments - 🧾 了解印花税和其他税费
Understand stamp duty and other costs
相关阅读：PR 买房首付政策进展，以及澳洲买卖小生意的法律步骤。
Related reading: our guides linked above.
🤝 HWC Legal 能帮你做什么
How HWC Legal can help
- 签约前审阅购房合同和卖方声明，标出风险条款
Pre-signing review of the contract and vendor statement - 建议是否加入贷款、验房等特别条款
Advice on finance and inspection special conditions - 冷静期内的退出通知和沟通
Cooling-off withdrawal notices - 价格匹配：拿来其他机构的正式报价，同等服务条件下我们可以匹配
Price match on equivalent terms with a formal quote
签约前想让律师看一眼合同？联系维州执业律师 Chun Qiu
Want a lawyer to review your contract first? Contact Victorian lawyer Chun Qiu
📞 0402 672 808 📧 info@hwclegal.com 💬 WeChat: wanwuim2021 🌐 hwclegal.com
❓ 常见问题 FAQ
维州买房冷静期是几天？
私下出售的住宅一般为 3 个清晰工作日，从买家签署合同之日起算。
Generally three clear business days from the day the buyer signs.
冷静期内退出要付多少钱？
维州为 $100 或房价 0.2% 中较高者；新州为房价 0.25%；昆州最多 0.25%；南澳卖家最多保留 $100。
VIC: greater of $100 or 0.2%; NSW: 0.25%; QLD: up to 0.25%; SA: up to $100.
拍卖买的房子有冷静期吗？
一般没有。维州在拍卖前后 3 个清晰工作日内成交的也不适用冷静期。
Generally no, and in Victoria not within three clear business days before or after the auction.
西澳和塔州有冷静期吗？
一般没有法定冷静期，除非合同中特别约定，签约前应咨询当地律师。
Generally no statutory cooling-off unless the contract provides one.
什么是新州的66W证书？
律师或产权转让师出具的证书，买家借此放弃新州冷静期，放弃后通常不能再以冷静期退出。
A certificate from a solicitor or conveyancer that lets a NSW buyer waive cooling-off.
用公司名义在维州买房有冷静期吗？
维州规定买家是公司（corporate body）时，一般没有冷静期。
Generally no — Victoria excludes corporate buyers.
📚 来源 Sources
Consumer Affairs Victoria – Buying property by private sale
NSW Government – Contracts and deposits
Queensland Government – Cooling-off period
SA Law Handbook – Cooling-off period
（于 2026 年 10 月 23 日查阅 Accessed 23 October 2026）
免责声明：本文为一般法律信息，不构成法律建议。各州法律可能修订，具体以合同条款和最新法律为准，签约前请咨询所在州的律师或产权转让师。
Disclaimer: This article is general legal information, not legal advice. Laws change and contracts differ; seek advice in your state before signing.
