The FIRB application fee
Foreign persons pay the ATO a fee when they apply for approval to buy a new home or vacant land. For 2026–27 it is:
| Purchase price | Fee for a new home or vacant land |
|---|---|
| Less than $75,000 | $4,600 |
| $1 million or less | $15,600 |
| $2 million or less | $31,300 |
| $3 million or less | $62,600 |
| $4 million or less | $93,900 |
| $5 million or less | $125,200 |
Add $31,300 for each further $1 million, to $40 million. Source: Treasury Schedule of Fees, 1 July 2026. Full table and calculator at FIRB Approval.
Some developers hold an exemption certificate that covers buyers in a project, in which case you do not apply yourself. Ask whether any fee is passed on to you.
State surcharges on stamp duty and land tax
Most states charge foreign buyers an extra percentage of the price on top of ordinary stamp duty, and some also charge an annual land tax surcharge.
| State | Purchase surcharge | Annual land tax surcharge |
|---|---|---|
| New South Wales | 9% | 5% of land value |
| Victoria | 8% | 4% of taxable value |
| Queensland | 8% | 3% of taxable value above $350,000 |
| Western Australia | 7% | None |
| South Australia | 7% | None |
| Tasmania | 8% | 2% of assessed land value |
| Australian Capital Territory | None | 0.75% of average unimproved value per year |
| Northern Territory | None | None |
From each state revenue office, checked October 2026. Temporary visa holders and permanent residents are treated differently in some states.
Worked example: a foreign buyer, new townhouse, $850,000, Victoria
- FIRB application fee$15,600
- Victorian foreign purchaser additional duty (8%)$68,000
- Fee plus surcharge$83,600
- Deposit at 30% to 40%$255,000 to $340,000
- Still to addOrdinary Victorian stamp duty, legal costs, any insurance and currency conversion costs
Ordinary stamp duty depends on the state and the price. Use the state revenue office’s own calculator: NSW, VIC, QLD, WA, SA, TAS, ACT, NT.
Costs everyone pays
- Ordinary stamp duty. Paid to the state at settlement.
- Legal and conveyancing. You will need an Australian conveyancer or solicitor.
- Lenders mortgage insurance. Usually where a loan is above 80% of the value.
- Currency conversion. A spread on each transfer, and a lender guide says lenders often use their own exchange rates for foreign income and repayments.
- Loan costs. Brokers say non-residents pay about 0.5% to 1% more in rate than resident borrowers, and that some non-bank lenders add fees.
If you own it, ongoing costs for foreign owners
- The land tax surcharge, where your state has one.
- The annual vacancy fee, if a foreign-owned home sits empty for 183 days or more. See FIRB Approval.
- Australian tax on any rent, at foreign-resident rates if you are a foreign resident for tax. See tax on Australian property.
See the numbers for your price and state
Your loan roadmap works out your FIRB fee and state surcharge, and lists the other costs to plan for.
Frequently asked questions
Do Australian citizens living overseas pay the FIRB fee or surcharge?
No. Australian citizens are exempt from FIRB approval and are not foreign persons for state surcharges. Permanent residents should check their position with the ATO and their state.
How much is the FIRB fee on a $1 million home?
For 2026–27 it is $15,600 for a new home or vacant land of $1 million or less, and $31,300 for $2 million or less.
Which states have no foreign buyer surcharge?
The Australian Capital Territory and the Northern Territory charge no purchase surcharge. The ACT has an annual land tax surcharge for foreign owners of land that is subject to land tax.
Sources
- ATO: Residential fees for a foreign person
- Treasury: Schedule of Fees (v8, 1 July 2026)
- ATO: Apply to buy residential property as a foreign person
- Home Loan Experts: Non-resident mortgages (broker page)
- Unloan: Can I get a home loan in Australia while living overseas? (lender guide)
- Revenue NSW — Surcharge purchaser duty
- SRO Victoria — Foreign purchaser additional duty
- QRO — Additional foreign acquirer duty
- RevenueWA — Foreign buyers duty
- RevenueSA — Foreign ownership surcharge
- SRO Tasmania — Foreign investor duty surcharge
- ACT Revenue Office — Foreign ownership surcharge
- Territory Revenue Office — Stamp duty
Fees are for 2026–27. State rates are from each revenue office. Checked 7 October 2026.
Expat Finance is an independent guide. It is not a lender, mortgage broker or credit provider, it does not hold an Australian credit licence, and it does not give credit, legal, tax or migration advice. It is not affiliated with any bank, the ATO or the Foreign Investment Review Board. General information only, not legal, tax, migration or financial advice.