Australia uses Torrens Title — a state-government-backed land registration system. Notably, a foreign buyer ban on established dwellings is in force from 1 April 2025 to 30 June 2029, extended from the original 31 March 2027 end date. During this period, therefore, foreign persons may only purchase new dwellings, off-the-plan apartments, or vacant land for development. All purchases, moreover, remain subject to FIRB approval and state foreign-buyer stamp-duty surcharges.
Foreign Buyer Ban on Established Dwellings — Active Until 30 June 2029
From 1 April 2025 to 30 June 2029 (extended from the original 31 March 2027 end date), foreign persons — including temporary residents and foreign-owned companies — are banned from purchasing established (existing) dwellings in Australia. However, only new dwellings, off-the-plan apartments, and vacant land for development remain open to foreign buyers, all subject to FIRB approval.
That said, limited exceptions apply: major redevelopment of 20+ new dwellings, large-scale build-to-rent, and PALM scheme housing. Meanwhile, permanent residents, NZ citizens (SCV 444), and foreign spouses of Australian citizens/PRs purchasing as joint tenants are not affected by the ban.
Source: Australian Taxation Office — Fees for foreign residential investors (foreigninvestment.gov.au)
Market Overview
Australia at a Glance
Currency
AUD (A$)
Primary transaction currency
National Median Dwelling
A$922,838
+9.9% YoY · Combined capitals A$1,014,401 (Cotality Feb 2026)
Gross Yield (National)
4.69%
Global Property Guide Feb 2026; varies by city
RBA Cash Rate
4.35%
May 2026 — third hike of cycle (Feb/Mar/May)
Popular Districts
Search by District
Sydney CBD / Barangaroo
North Sydney / Chatswood
Melbourne CBD / Docklands
South Yarra / Toorak, Melbourne
South Bank / Newstead, Brisbane
Gold Coast (Surfers Paradise)
Perth CBD / Subiaco
Investor Guides
Essential Australia Guides
FIRB Approval Ban to Jun 2029
First, foreign investors must obtain Foreign Investment Review Board (FIRB) approval before purchasing residential property. Specifically, from 1 April 2025 to 30 June 2029, there is a ban on established dwelling purchases by foreign persons, including temporary residents. As a result, foreign buyers may only purchase new dwellings, off-the-plan, or vacant land for development during this period.
Source: ATO — Foreign investment in AustraliaLearn More
FIRB Fee Schedule (FY2025-26) ✓ FIRB Treasury
FIRB application fees are indexed annually each 1 July. Here is the single-step schedule for residential land:
Consideration
New Dwelling / Vacant Land
Established Dwelling*
Up to A$1M
A$15,100
A$45,300
Up to A$2M
A$30,300
A$90,900
Up to A$3M
A$60,600
A$181,800
Up to A$4M
A$90,900
A$272,700
Up to A$5M
A$121,200
A$363,600
Vacancy Fee & Fee Caps
*Established dwelling fees are 3× the new dwelling fee. Established dwelling purchases are banned for foreign persons until 30 June 2029 (limited exceptions apply). In addition, an annual vacancy fee equal to 2× the original application fee applies if the property is unoccupied or not genuinely available for rent for 183+ days/year (effective for vacancy years from 9 April 2024).
Fees apply to your share if buying as tenants in common. Higher tiers apply above A$5M, capped at A$1,119,100 (new) / A$3,357,300 (established) at the top tier.
Source: FIRB Schedule of Fees v5 (1 July 2025), foreigninvestment.gov.auLearn More
Ownership Rules and Financing
What Foreigners Can Buy
Overall, foreign non-residents and temporary residents may purchase new dwellings, off-the-plan apartments, and vacant land for development, provided construction commences within 4 years. However, established homes are banned during 1 Apr 2025 – 30 Jun 2029. Nonetheless, limited exceptions apply, such as large-scale build-to-rent, redevelopment for 20+ new dwellings, and PALM scheme housing.
Specifically, the Foreign Buyer Stamp Duty Surcharge (state-imposed, on top of standard duty) runs as follows:
• NSW: 9% (raised from 8% on 1 Jan 2025)
• VIC: 8%
• QLD: 8% (raised from 7% on 1 Jul 2024)
• WA: 7%
• SA: 7%
• TAS: 8% (FIDS)
• ACT & NT: no surcharge
In addition, an annual land tax surcharge applies for absentee owners: NSW 5% p.a. (from 2025), VIC 4% p.a., QLD 3% p.a.
Source: Revenue NSW, SRO VIC, QRO QLD, Revenue WA, SRO TAS (current 2025-26)Learn More
Market Performance 2026
According to Cotality's HVI (28 Feb 2026), Perth median A$989,211 (+22.0% YoY), Brisbane A$1,080,538 (+17.3%), and Darwin A$602,284 (+19.4%) lead the pack, while Sydney +6.0% and Melbourne +4.7% have flattened. Meanwhile, KPMG's January 2026 forecast projects Perth ~12.8%, Brisbane ~10.9%, Adelaide ~8.2%, Melbourne ~6.8%, Sydney ~5.8% price growth for 2026, citing population growth and supply shortages as the main drivers.
Source: Cotality HVI Feb 2026 · KPMG Residential Property Market Outlook, Jan 2026Learn More
Visa and Legal Considerations
Financing for Foreigners Rates Rising
Some Australian banks offer mortgages to foreign investors, typically up to 60–70% LTV, with tighter conditions for non-residents (some lenders require an Australian bank account). Currently, the RBA cash rate stands at 4.35%, raised three times in 2026 (Feb, Mar, May), fully unwinding the 2025 easing cycle. As a result, the average new variable home loan rate sits around 5.7–5.9% p.a. for owner-occupiers, with investor rates roughly 25–30 bps higher.
Source: RBA Cash Rate Target series; ABS Consumer Price Index Q1 2026Learn More
Investor Visa Pathway SIV Closed
Australia closed the Business Innovation and Investment Program (BIIP, subclass 188 including SIV stream) on 31 July 2024. In its place, the National Innovation Visa (subclass 858) launched 6 December 2024 as an invitation-only permanent visa for individuals with internationally recognised exceptional achievement in priority sectors (critical tech, health, renewables). It is, however, not a direct property-investment pathway. Therefore, consult a registered migration agent (MARN) for current options.
Source: Department of Home Affairs — Subclass 858 National Innovation VisaLearn More
Legal & Conveyancing
Generally, Australia uses the Torrens Title system, which is state-government-backed, and a licensed conveyancer or solicitor handles the transfer. Typically, settlement takes 30–90 days after exchange of contracts, often around 6 weeks in NSW. As for cooling-off periods (private treaty only, never at auction), these are: NSW 5 business days, VIC 3 business days, QLD 5 business days. Tasmania, however, has no statutory cooling-off period at all.
Despite the temporary established-dwelling ban, Australia's residential market still has structural drivers: population growth, supply shortages, and a transparent Torrens title system. In fact, KPMG forecasts national house prices to rise +7.7% in 2026 and +6.0% in 2027 (Jan 2026 outlook). New-dwelling and off-the-plan investors who can comply with FIRB, therefore, remain eligible.
Rental Demand & Vacancy
Nationally, rents are up ~42.9% over 5 years (Cotality). Meanwhile, the national vacancy rate sits at 1.7% in Q4 2025, down from 2.1% YoY; Brisbane is tightest at ~0.8%. Overall, KPMG projects ~3.5% rental inflation across 2026–2027.
Torrens Title Protection
This is a government-backed title system, with state-by-state transfer procedures. Notably, the same title framework applies to all owners, regardless of nationality.
Capital Appreciation Trend
Historically, long-term capital city dwelling growth has averaged roughly 5–6% p.a. over the past three decades (Cotality 30-yr data). Looking ahead, KPMG forecasts national house prices to rise +7.7% in 2026 and +6.0% in 2027, citing chronic undersupply and population growth.
FAQ
Common Questions about Australia Property
Can foreigners buy property in Australia? Ban active
From 1 April 2025 to 30 June 2029 (extended from the original 31 March 2027 end date), a government ban prohibits all foreign persons — including temporary residents and foreign-owned companies — from purchasing established (existing) dwellings. During this period, foreign buyers may only purchase new dwellings, off-the-plan apartments, or vacant land for development, all subject to FIRB approval.
That said, limited exceptions exist, such as large-scale build-to-rent, major redevelopment for 20+ new dwellings, and PALM scheme housing. Permanent residents, NZ citizens (SCV 444), and foreign spouses purchasing jointly with an Australian citizen/PR are not affected by the ban.
What are the FIRB application fees? FY2025-26
FIRB fees are indexed annually each 1 July. For FY2025-26 (1 July 2025 – 30 June 2026), new dwelling / vacant land tier rates are as follows:
• Up to A$1M: A$15,100
• Up to A$2M: A$30,300
• Up to A$3M: A$60,600
• Up to A$4M: A$90,900
• Up to A$5M: A$121,200
For established dwellings (where an exception applies), however, the fee is 3× the new dwelling fee — for example, A$45,300 up to A$1M, or A$90,900 up to A$2M. Top-tier caps sit at A$1,119,100 (new) / A$3,357,300 (established) for purchases above A$40M.
All fees are non-refundable. In addition, an annual vacancy fee of 2× the original application fee applies if the property is unoccupied or not genuinely available for rent for 183+ days/year. Fees also apply to your share if buying as tenants in common.
Source: FIRB Schedule of Fees v5 (1 July 2025).
Taxes and Visa Options
What taxes apply to foreign property buyers?
At Purchase
• FIRB application fee (see above)
• Standard stamp duty (state-based, progressive — effective rate typically 4–6%)
• Foreign Buyer Stamp Duty Surcharge: NSW 9%, VIC 8%, QLD 8%, WA 7%, SA 7%, TAS 8% (ACT/NT exempt)
Annually
Meanwhile, this includes:
• Council rates & water (~0.5–1% of value)
• Land tax (state-based) + foreign owner surcharge: NSW 5% p.a. (from 2025), VIC 4% p.a., QLD 3% p.a.
• FIRB vacancy fee if unoccupied 183+ days
On Sale
However, this includes:
• No 50% CGT discount for foreign residents (gains taxed at full non-resident rates)
• Foreign Resident Capital Gains Withholding (FRCGW): 15% on all property sales for contracts entered from 1 January 2025 (no minimum value threshold) — withheld at settlement unless the seller provides a valid ATO clearance certificate.
Is there an investor visa via property purchase?
No. Australia closed the Business Innovation and Investment Program (BIIP, subclass 188 — including the Significant Investor stream) on 31 July 2024. Instead, the replacement National Innovation Visa (subclass 858), launched 6 December 2024, is invitation-only for individuals with exceptional and internationally recognised achievement in priority sectors, such as critical technologies, health industries, and renewables.
It is not a property-investment pathway, though. In short, there is no direct visa-by-purchase scheme in Australia. Overall, foreign property ownership and visa status are treated as separate matters, so it's worth consulting a registered migration agent (MARN) for current pathways.
Withholding Tax and Market Data
What is FRCGW and how does it affect me on sale? 2025 Update
For contracts entered from 1 January 2025, the Foreign Resident Capital Gains Withholding (FRCGW) regime applies as follows:
• Withholding rate: 15% (raised from 12.5%)
• No minimum value threshold — applies to all property sales (previous A$750,000 threshold removed)
Specifically, at settlement, the buyer must withhold 15% of the contract price and remit it to the ATO, unless the seller provides a valid ATO clearance certificate (Australian residents) or a variation notice (foreign residents — this can reduce the rate, potentially to 0%, where justified by losses or rollover relief). Excess withholding, however, is refundable through the next income tax return.
Source: ATO — Foreign resident capital gains withholding overview.
How is the Australian market performing in 2026?
Specifically, per Cotality's Home Value Index 28 February 2026, the national median dwelling value is A$922,838 (+9.9% YoY). Notably, the combined capital city median crossed A$1 million for the first time (A$1,014,401, +9.6% YoY). Performance, however, varies widely by city: Perth +22.0% YoY (median A$989,211), Brisbane +17.3% (A$1,080,538), and Darwin +19.4% (A$602,284) are the strongest performers, while Sydney (+6.0%, A$1,296,039) and Melbourne (+4.7%, A$826,132) have flattened.
Looking ahead, KPMG (January 2026) forecasts national house prices to rise +7.7% in 2026 and +6.0% in 2027. Note, though, that the RBA hiked the cash rate three times in 2026 (Feb, Mar, May, to 4.35%), so growth momentum is moderating in the second half of 2026.
Sources: Cotality HVI Feb 2026 · KPMG Residential Property Market Outlook Jan 2026 · RBA Media Release MR-26-12 (5 May 2026).
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