Australia
Australia Property Guide for Singapore Buyers
Foreign buyers can buy new dwellings only — an established home is closed until 30 June 2029. This is what FIRB allows, what the states charge on the way in and every year, and how you get out again.
Rules from the Foreign Acquisitions and Takeovers Act and the 2026–27 FIRB fee schedule
Can a foreigner buy in Australia?
New dwellings only. Three checks before you inspect.
Is it a new dwelling?
Never occupied, or substantially renovated and never occupied. Off-the-plan and house-and-land packages qualify; an established home does not.
Do you have FIRB approval?
Apply through the ATO portal before you sign, or make the contract conditional. Up to 30 days; $15,600 on a purchase up to $1m.
Which state, and what surcharge?
The federal rules are the same everywhere; the entry tax is not. NSW 9%, VIC 8%, QLD 8%, WA 7%, on top of ordinary duty.
What you get if all three pass
A registered title in your own name, with the same ownership rights as an Australian buyer — and no visa. The purchase is an investment, not a residency application.
What counts as a new dwelling?
The definition is narrower than the marketing: never occupied, or substantially renovated and never occupied since.
| Type | Qualifies? | What to check |
|---|---|---|
| Off-the-plan apartment | Yes | Never occupied; developer’s completion date |
| New house and land | Yes | The house is built and never lived in |
| Vacant residential land | Yes, with conditions | Build within the period FIRB sets |
| Display home | Usually no | It has been occupied as a display — check |
| Established home | No | Banned to 30 June 2029 |
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A property does not become ‘new’ because it was never lived in by the owner: if it has been occupied, or sold as an established home before, it is established. Ask the developer for the occupancy history and the completion certificate.
What it costs on top of the price
Two governments take a bite: FIRB at the border, and the state on transfer and every year you hold.
On a $900,000 new apartment in Perth:
The FIRB fee and the foreign duty are cash and are not refundable. Ordinary duty is indexed and the exact figure depends on the dutiable value; treat it as approximate.
The buying process, in six steps
Three months is normal. The step that cannot be skipped is FIRB — approval before you acquire.
Check the dwelling type
New, off-the-plan or vacant land to build. An established home is banned; a display home may count as established.
Apply for FIRB approval
Through the ATO portal, up to 30 days. The fee is tiered by price and is not refundable.
Exchange contracts
Pay the deposit (usually 10% off-the-plan). Make the contract conditional on FIRB if approval is still pending.
Cooling-off and due diligence
Five business days in NSW and Victoria; not in WA for a private sale. Building and strata reports before it ends.
Settlement
Pay the balance, the state duty and the foreign surcharge; the title transfers at settlement.
Own it — and declare it
Register the title, arrange insurance and a managing agent, and diarise the annual vacancy test and land-tax surcharge.
Two checks before the deposit
- FIRB first. Approval before acquisition, or a contract conditional on it — the penalty for buying without approval can include a forced sale.
- The dwelling must be new. The occupancy history, not the brochure, decides it.
Holding it, letting it, selling it
The exit is taxed twice: no CGT discount for a foreign resident, and 15% withheld at settlement.
Let it out
Tax: a non-resident pays 30% from the first dollar of rent.
Deduct: interest, repairs, management, insurance and depreciation.
Annual: land tax plus the foreign surcharge; vacancy fee if unused 183 days.
Sell it
CGT: no 50% discount for a foreign resident; the main-residence exemption does not apply.
Withholding: 15% of the price is withheld at settlement.
Buyer: an Australian resident or a foreign person who can still buy new.
CGT at your marginal rate, no discount, 15% withheld.
Still no discount — the 50% CGT discount is for residents.
The withholding is a payment on account, not a final tax: you file a return and reconcile. Keep the cost base — duty, surcharge, legal fees and capital works.
Residency — buying gives you none
The routes to living there.
| Route | What it is | Property role |
|---|---|---|
| Skilled (189/190/491) | Points-tested, state or regional nomination | None |
| Employer-sponsored (482/186) | A job offer from an approved sponsor | None |
| Student | Enrolment in a registered course | None |
| Family | Partner, parent or child visa | None |
| Investor (BIIP) | Closed to new applicants in 2024 | — |
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A foreign buyer can own a new dwelling while living overseas; the visa question is separate and is decided by the Department of Home Affairs.
Perth, Melbourne or Sydney?
The federal rules are the same. The entry tax and the market are not.
| Perth | Melbourne | Sydney | |
|---|---|---|---|
| State surcharge | 7% (WA) | 8% (VIC) | 9% (NSW) |
| Annual surcharge | Foreign owner land tax — confirm rate | 4% | 5% |
| On a $900k unit | ~$63,000 foreign duty | ~$72,000 | ~$81,000 |
| The market | Tight rentals, resource demand, smaller off-the-plan pipeline | The deepest off-the-plan market; prices corrected since 2021 | The deepest resale market; the highest entry tax |
| The risk | A smaller resale pool | Supply and settlement risk on off-the-plan | The surcharge plus the highest prices |
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Sources: Revenue NSW, SRO Victoria and the WA Government, 2026; duty figures are the foreign surcharge only, before ordinary duty and FIRB.
What we have
Our Australia projects
Only projects still on sale: 1. Grouped by city; prices are in Australian dollars, as the developer publishes them.
| Project | From | Completion | Tenure |
|---|---|---|---|
| Perth1 on sale | |||
 Nouveau NedlandsPerth | $940,000 | Completed | Freehold |
Questions
Frequently asked
Can foreigners buy property in Australia?
Yes, but only a new dwelling — off-the-plan, never occupied, or vacant land to build on. Established dwellings are banned for foreign persons, including temporary residents and foreign-owned companies, from 1 April 2025 to 30 June 2029, unless a limited exception applies.
Can a temporary resident buy an established home?
No. The temporary-resident exception that allowed one established home as a principal place of residence was removed when the ban started on 1 April 2025. Temporary residents can buy a new dwelling with FIRB approval.
What does FIRB approval cost?
For a new dwelling, $15,600 on a purchase up to $1m, $31,300 up to $2m and $62,600 up to $3m in 2026–27. The fee is not refundable if the purchase does not proceed.
How much is the foreign buyer surcharge?
It is set by the state: 9% in NSW, 8% in Victoria and Queensland, 7% in Western Australia, 7% in South Australia and 8% in Tasmania, on top of ordinary transfer duty. An annual land-tax surcharge also applies while you hold.
How long does FIRB approval take?
Up to 30 days for a residential application. Apply before you sign, or make the contract conditional on approval.
Can I get an Australian mortgage?
Some Australian lenders lend to non-residents, typically at lower LVRs and higher rates than for residents. Many buyers fund offshore purchases in cash. Confirm the lender’s foreign-buyer policy before exchange.
What tax do I pay on rent?
A non-resident individual is taxed at 30% from the first dollar of rental income, then 37% above $135,000 and 45% above $190,000 (2025–26). Interest, repairs, management and depreciation are deductible.
What happens when I sell?
Foreign residents do not get the 50% CGT discount, and the main-residence exemption does not apply. A 15% foreign resident capital gains withholding is paid at settlement and reconciled on your tax return.
What is the vacancy fee?
An annual fee if the dwelling is not occupied or genuinely available for rent for at least 183 days in the year. It is generally equal to the FIRB application fee.
Does buying give me residency?
No. A property purchase grants no visa, work rights or Medicare. Australia’s investor visa (BIIP) closed to new applicants in 2024; skilled, employer-sponsored, student and family visas are separate applications.
Tell us your criteria and budget — we will shortlist new and off-the-plan projects that clear FIRB and the state surcharge.
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