FIRB Fees and Approval: Buying a New Build in Australia
With established homes off limits to foreign buyers until 30 June 2029, the practical route into Australian property is a new dwelling, an off-the-plan purchase or vacant land you build on. All of these need foreign investment approval, administered by the Australian Taxation Office (ATO), and the application fee is substantial: for the 2026-27 financial year, a new dwelling priced at 1 million dollars or less carries a fee of AUD 15,600.
This guide covers what approval costs, how to apply, how long it takes and what conditions follow, based on the ATO's published fee schedule and process.
Why you need approval before you buy
Foreign persons must notify the ATO and hold either a no objection notification or an exemption certificate before acquiring residential land in Australia, regardless of the property's value. There is no minimum threshold, and buying without approval attracts penalties.
Approval sits alongside, not instead of, the usual purchase costs. You will still pay state stamp duty, which in most states includes a foreign purchaser surcharge, plus legal and inspection costs. Those vary by state and are worth pricing early.
- Approval is required for every residential purchase by a foreign person, whatever the price
- Apply and receive approval before signing an unconditional contract
- State foreign-buyer stamp duty surcharges apply on top and vary by state
Application fees for 2026-27
Fees are tiered by purchase price and indexed every 1 July. For new or near-new dwellings and vacant residential land, the ATO's schedule for 1 July 2026 to 30 June 2027 starts at AUD 4,600 where the price is under 75,000 dollars, and the most common tier, 1 million dollars or less, costs AUD 15,600. Larger purchases scale steeply: examples include AUD 125,200 at 5 million dollars or less and AUD 281,700 at 10 million dollars or less.
Fees for established dwellings, where an exception to the ban applies, are tripled: AUD 46,800 at the 1-million-dollar tier. Fees are payable at the time of application and are generally not refunded if the purchase does not proceed, so apply when you are serious about a specific property or use an exemption certificate for house-hunting.
- New dwelling or vacant land, price under 75,000 dollars: AUD 4,600
- New dwelling or vacant land, 1 million dollars or less: AUD 15,600
- New dwelling or vacant land, 5 million dollars or less: AUD 125,200
- Established dwelling (exceptions only), 1 million dollars or less: AUD 46,800
- Fees are indexed each 1 July, so check the ATO schedule for the current year
How to apply and how long it takes
Applications are lodged through the ATO's Online services for foreign investors portal, and the fee is paid at submission. The ATO says it can take up to 30 days to consider an application once the fee is paid in full, so allow for this before auction dates or contract deadlines.
If approved you receive a no objection notification for the property. Alternatively, an exemption certificate can cover you for a class of property, for example one new dwelling up to a set value in a set location, and is valid for 12 months from approval, which suits buyers still choosing between properties.
- Apply via Online services for foreign investors; pay the fee at submission
- Decisions can take up to 30 days after payment
- Exemption certificates are valid for 12 months and specify value limits, location and dwelling type
Buying off-the-plan from a developer
Developers of larger new projects can hold their own exemption certificates and notify the ATO on behalf of foreign purchasers, which Treasury guidance notes can remove the need for a separate application by the buyer.
Before paying your own application fee, ask the developer whether the project carries a certificate covering foreign buyers, and confirm what that means for your fee position with the ATO or your conveyancer, as arrangements differ between projects.
- Ask whether the development holds a new-dwelling exemption certificate before applying yourself
- Confirm fee arrangements in writing with the developer and your conveyancer
Conditions after you buy
A new or near-new dwelling generally comes with no conditions on use once approved. Vacant land approvals require at least one dwelling to be completed within four years, and the land cannot be resold before construction is complete; you must send the ATO evidence of completion within 30 days of receiving it.
Every foreign-owned residential property must be registered on the Register of Foreign Ownership of Australian Assets within 30 days of settlement. An annual vacancy fee, set at double your application fee, applies if the dwelling is unoccupied or not genuinely available for rent for more than 183 days in a year, and a vacancy fee return must be lodged annually. Fees and rules change, so verify current figures on the ATO website; Habio's Australian buyer guides and listings can help you scope the rest of the purchase.
- Vacant land: build within four years, no resale before completion
- Register your purchase within 30 days of settlement
- Vacancy fee: double your application fee if the home is empty more than 183 days a year
- Lodge a vacancy fee return every year
Frequently asked questions
How much is the FIRB application fee for a new-build home in Australia?
For the 2026-27 financial year the ATO fee for a new or near-new dwelling or vacant land priced at 1 million dollars or less is AUD 15,600. Fees start at AUD 4,600 under 75,000 dollars and rise with price, and they are indexed every 1 July.
How long does foreign investment approval take in Australia?
The ATO says an application can take up to 30 days to consider once the application fee has been paid in full, so factor this into contract or auction timelines.
Do I need my own FIRB approval when buying off-the-plan?
Not always. Developers can hold exemption certificates for new dwellings and notify the ATO on behalf of foreign buyers. Ask the developer whether the project is covered and confirm your position before paying your own application fee.
What is the vacancy fee for foreign-owned property in Australia?
If your dwelling is unoccupied, and not genuinely available to rent, for more than 183 days in a year, an annual vacancy fee applies equal to double your foreign investment application fee. A vacancy fee return must be lodged each year.
Is the FIRB fee refundable if my purchase falls through?
Fees are payable at application and are generally not refunded, though the ATO has a process for requesting a fee waiver in limited circumstances. An exemption certificate, valid for 12 months, can be more practical if you are still choosing a property.
Sources
This article is general information, not legal, tax or financial advice. Markets and rules change — verify the current position with official sources before acting. Published 2 August 2026.