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Foreign Buyer Checklist
FIRB, visa, finance, and deposit — a step-by-step checklist for buying property in Australia.
Australia regulates foreign investment in residential property through the Foreign Investment Review Board (FIRB). If you're not an Australian citizen or permanent resident, you need FIRB approval before buying property here.
But the rules are more nuanced than they appear — what you can buy, where, and for how much all depends on your visa status, your residency, and how you intend to use the property.
Who Needs FIRB Approval?
| Buyer Status | FIRB Required? | Property Restrictions? |
|---|---|---|
| Australian citizen | No | No |
| Australian permanent resident | No | No |
| New Zealand citizen (on SCV) | No | No |
| Temporary resident (working, student, 482/457 etc.) | Yes | Yes — primarily new dwellings; must sell when leaving |
| Non-resident foreign national (overseas) | Yes | Significant restrictions — primarily new dwellings only |
| Foreign-owned company / trust | Yes | Treated as foreign national |
What Can Foreign Buyers Purchase?
| Property Type | Temporary Resident | Non-Resident Foreign National |
|---|---|---|
| New dwellings (off-the-plan, new construction) | ✅ Yes — FIRB approval required | ✅ Yes — FIRB approval required |
| Vacant land (for development) | ✅ Yes — must develop within 4 years | ✅ Yes — must develop |
| Established residential (owner-occupier) | ✅ Yes — but must sell when leaving Australia | ❌ Generally not permitted |
| Established residential (investment) | ❌ Generally not permitted | ❌ Generally not permitted |
| Commercial property | ✅ With FIRB (different thresholds) | ✅ With FIRB (different thresholds) |
FIRB Application Fees (Residential Property)
| Property Value | FIRB Application Fee (2026) |
|---|---|
| Up to $1,000,000 | $14,700 |
| $1,000,001 – $1,999,999 | $29,300 |
| $2,000,000 – $2,999,999 | $58,700 |
| $3,000,000 – $3,999,999 | $88,000 |
| $4,000,000 – $4,999,999 | $117,400 |
| $5,000,000+ | Increasing in $29,300 increments per $1M |
These fees are in addition to any state government foreign buyer surcharges:
| State | Foreign Buyer Stamp Duty Surcharge | Foreign Buyer Land Tax Surcharge |
|---|---|---|
| NSW | 8% of property value | 4% annual surcharge |
| VIC | 8% of property value | 2% annual surcharge |
| QLD | 7% of property value | 2% annual surcharge |
| WA | 7% of property value | 0.5% annual surcharge |
| SA | 7% of property value | 0.5% annual surcharge |
How to Apply for FIRB Approval
Applications are made through the ATO's Foreign Investment Review website (firb.gov.au):
- Step 1: Identify the correct application category (residential, commercial, agricultural)
- Step 2: Pay the application fee upfront (non-refundable)
- Step 3: Provide details of the proposed purchase — address, purchase price, your visa status, intended use
- Step 4: Wait for decision — typically 30 days statutory deadline
- Step 5: Exchange contracts only after receiving FIRB approval (or after 30 days if no objection received)
Finance Options for Foreign Buyers
Australian mainstream lenders (Big 4 banks) do not lend to non-resident foreign buyers. Options include:
- Specialist Australian lenders: Some non-bank lenders offer foreign national loans at higher rates and with 30–40% deposit requirements
- Offshore banking: Some international banks with Australian branches may lend to their existing customers
- Cash purchase: Many foreign buyers purchase without Australian finance, using overseas funds
Temporary residents (on eligible visas) have better access — some mainstream lenders will approve loans for temporary residents buying new dwellings, typically requiring 20% deposit.
Frequently Asked Questions
Yes, but you'll need FIRB approval based on your current temporary visa status. Once permanent residency is granted, FIRB requirements cease for future purchases. If you've already bought with FIRB conditions, those conditions (like must-sell requirements) expire when your PR is granted.
This depends on how you're purchasing. If the property is solely in your Australian spouse's name, no FIRB is needed. If you're co-purchasing with the foreign national on the title, FIRB approval is required. Some couples buy in the Australian partner's name only to avoid FIRB complications.
Developers can apply for a New Dwelling Exemption Certificate (NDEC) that pre-approves their development for foreign buyer purchases without individual FIRB applications. Many off-the-plan apartment developments hold this certificate, which makes buying simpler for foreign buyers — check if the developer has one before you proceed.
Yes, but with different thresholds. Commercial real estate has a $275 million threshold before FIRB review applies for most foreign buyers. Agricultural land has a $15 million threshold. These thresholds are much higher than residential property, giving foreign commercial investors more flexibility.
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