Australia uses Torrens Title — a state-government-backed land registration system. 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, foreign persons may only purchase new dwellings, off-the-plan apartments, or vacant land for development, all 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. Only new dwellings, off-the-plan apartments, and vacant land for development remain open to foreign buyers, all subject to FIRB approval. Limited exceptions: major redevelopment of 20+ new dwellings, large-scale build-to-rent, and PALM scheme housing. Permanent residents, NZ citizens (SCV 444), and foreign spouses of Australian citizens/PRs purchasing as joint tenants are not affected.
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)
Despite the temporary established-dwelling ban, Australia’s residential market still has structural drivers: population growth, supply shortages, and a transparent Torrens title system. 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 remain eligible.
Rental Demand & Vacancy
National rents up ~42.9% over 5 years (Cotality). National vacancy rate 1.7% in Q4 2025 (down from 2.1% YoY); Brisbane tightest at ~0.8%. KPMG projects ~3.5% rental inflation across 2026–2027.
Torrens Title Protection
Government-backed title system, with state-by-state transfer procedures. The same title framework applies to all owners regardless of nationality.
Capital Appreciation Trend
Long-term capital city dwelling growth has averaged roughly 5–6% p.a. over the past three decades (Cotality 30-yr data). 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. Limited exceptions exist (large-scale build-to-rent, major redevelopment for 20+ new dwellings, PALM scheme). 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. FY2025-26 (1 July 2025 – 30 June 2026), new dwelling / vacant land tier rates:
• 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
Established dwellings (where exception applies): 3× the new dwelling fee (e.g. A$45,300 up to A$1M; A$90,900 up to A$2M). Top-tier caps: A$1,119,100 (new) / A$3,357,300 (established) for purchases above A$40M.
All fees are non-refundable. Annual vacancy fee = 2× the original application fee if the property is unoccupied or not genuinely available for rent for 183+ days/year. Fees apply to your share if buying as tenants in common.
Source: FIRB Schedule of Fees v5 (1 July 2025).
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)
Annual:
• 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:
• 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 seller provides a valid ATO clearance certificate.
Is there an investor visa via property purchase?
No. Australia’s Business Innovation and Investment Program (BIIP, subclass 188) — including the Significant Investor stream (188C) — was effectively wound down through 2023 (FY2023-24 allocations cut to zero, state nominations halted) and formally closed to new applications on 31 July 2024. 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 (critical technologies, health industries, renewables) — it is not a property-investment pathway. There is no direct visa-by-purchase scheme in Australia. Foreign property ownership and visa status are treated as separate matters; consult a registered migration agent (MARN) for current pathways.
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)
On 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 — can reduce the rate, potentially to 0%, where justified by losses or rollover relief). Excess withholding is refundable through the next income tax return.
Source: ATO — Foreign resident capital gains withholding overview.
How is the Australian market performing in 2026?
Per Cotality’s Home Value Index 28 February 2026: the national median dwelling value is A$922,838 (+9.9% YoY). The combined capital city median crossed A$1 million for the first time (A$1,014,401, +9.6% YoY). Performance 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. KPMG (January 2026) forecasts national house prices to rise +7.7% in 2026 and +6.0% in 2027. Note: 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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