FIRB Calculator Australia 2025: Calculate Foreign Buyer Costs (Fees, Stamp Duty)

Here's what most foreign property buyers discover too late: the sticker price is just the beginning. That $800,000 Sydney apartment? Your actual cost could be $950,000+ once you factor in FIRB fees, foreign buyer stamp duty surcharges, and other mandatory charges.

The problem isn't lack of information—it's that the information is scattered across different government websites, varies by state, and changes based on your specific visa status. Calculating your true cost manually means navigating at least five different fee schedules and hoping you haven't missed anything.

This guide shows you how to calculate every dollar you'll actually pay, using our free FIRB calculator that does the heavy lifting for you.

Why You Need a FIRB Calculator (Not Just a Regular Stamp Duty Calculator)

Standard Australian property calculators miss the costs that matter most to foreign buyers:

What regular calculators show:

• Base stamp duty
• Basic transfer fees
• Maybe conveyancing estimates

What foreign buyers actually need:

• FIRB application fees (starting at $15,100)
• Foreign buyer stamp duty surcharges (0% to 9% depending on state)
• Vacant property taxes (if applicable)
• Land tax surcharges for foreign owners
• Complete pre-purchase cost breakdown

The difference between these two calculations? Often $50,000 to $150,000 in additional costs that catch buyers off-guard right before settlement.

What the FIRB Calculator Actually Calculates

Our calculator provides a comprehensive breakdown across four critical categories:

1. FIRB Application Fees

The Foreign Investment Review Board charges mandatory fees based on your property's purchase price. These fees are non-negotiable and must be paid before you can legally purchase.

Current FIRB fee structure (2025):

For new dwellings and vacant land:

• Under $1 million: $15,100
• $1 million to $1.999 million: $30,300
• $2 million to $2.999 million: $60,600
• $3 million+: Higher tiered fees

For established dwellings (when permitted):

• Under $1 million: $45,300 (tripled rate)
• $1 million to $1.999 million: $90,900
• $2 million to $2.999 million: $181,800
• $3 million+: Higher tiered fees

These fees tripled for established dwellings in April 2024, making them one of the most significant upfront costs for foreign investors. Note: Temporary residents and foreign persons are currently banned from purchasing established dwellings from April 2025 to March 2027.

2. Stamp Duty + Foreign Buyer Surcharges

Base stamp duty varies significantly by state, but foreign buyers face additional surcharges:

Foreign buyer surcharge by state (2025):

• New South Wales: 9% surcharge (increased from 8% on January 1, 2025)
• Victoria: 8% surcharge
• Queensland: 8% surcharge (increased from 7% on July 1, 2024)
• South Australia: 7% surcharge
• Western Australia: 7% surcharge
• Tasmania: 8% surcharge
• Northern Territory: 0% surcharge
• ACT: 0% surcharge (no foreign buyer surcharge)

For an $800,000 property in NSW, that 9% surcharge alone adds $72,000 to your purchase cost.

3. Ongoing Property Costs

The calculator also estimates annual holding costs that many investors overlook:

• Land tax: Base rates plus foreign owner surcharges (0.375% to 4% annually)
• Council rates: Typically $1,500-$3,000 per year
• Property management: 5-8% of rental income if tenanted
• Insurance: Building and landlord insurance
• Maintenance: Generally 1-2% of property value annually

4. Investment Returns Analysis

For investors (not owner-occupiers), the calculator provides:

• Estimated rental yield based on location and property type
• Capital growth projections (conservative estimates)
• Cash flow analysis (rental income vs. expenses)
• Break-even rental rate needed
• 5 and 10-year return projections

How to Use the FIRB Calculator: Step-by-Step

The calculator takes less than 3 minutes to complete. Here's exactly what you'll need:

Step 1: Purchase Type

• Choose whether you're purchasing a new property or analyzing an existing property you already own
• This determines which calculations and fees apply

Step 2: Your Status

• Visa status (temporary resident, foreign person, permanent resident)
• Specific visa subclass if applicable
• Citizenship status

Step 3: Property Details

• Purchase price
• Property state/territory
• Property type (house, apartment, vacant land, new vs established)
• Property classification and bedrooms (for established properties)
• Purchase date (for existing properties)

Step 4: Investment Analysis

• Expected rental income (if investing)
• Deposit percentage
• Planned holding period
• Estimated annual expenses
• Loan details and interest rates

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Calculate Your Exact Costs Now

Get Your Complete Cost Breakdown:
✓ FIRB application fees
✓ Stamp duty + foreign buyer surcharges
✓ Ongoing holding costs
✓ Investment return projections

Access Free FIRB Calculator →

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Real Examples: What You'll Actually Pay

Let's look at three common scenarios with actual numbers:

Example 1: Sydney Apartment - Temporary Resident (482 Visa)

Purchase price: $850,000 (new apartment, off-the-plan)

Note: Temporary residents are currently banned from purchasing established dwellings (April 2025 - March 2027). This example shows a new dwelling purchase.

FIRB fees: $15,100 (temporary residents pay standard fees for new dwellings)
Base stamp duty: $33,327
Foreign buyer surcharge (9%): $76,500
Transfer fees: ~$1,500
Legal/conveyancing: ~$2,000

Total upfront costs: $128,427 (15.1% of purchase price)

Annual ongoing costs:

• Land tax surcharge (5% in NSW for foreign owners): ~$12,750
• Council rates: ~$2,000
• Strata fees: ~$4,000
• Insurance: ~$1,200

Annual total: ~$19,950

Example 2: Melbourne House - Foreign Investor (Non-Resident)

Purchase price: $1,200,000 (new house)

FIRB fees: $30,300 (for new dwellings under $2M)
Base stamp duty: $66,000
Foreign buyer surcharge (8%): $96,000
Transfer fees: ~$2,500
Legal/conveyancing: ~$2,500

Total upfront costs: $197,300 (16.4% of purchase price)

Annual ongoing costs:

• Land tax base + surcharge: ~$18,000
• Council rates: ~$2,500
• Insurance: ~$1,800
• Maintenance (1.5%): ~$18,000

Annual total: ~$40,300

Example 3: Brisbane Apartment - Student Visa (500)

Purchase price: $550,000 (new apartment, first property)

FIRB fees: $0 (temporary residents buying new dwellings exempt)
Base stamp duty: $15,925
Foreign buyer surcharge (8%): $44,000
Transfer fees: ~$800
Legal/conveyancing: ~$1,800

Total upfront costs: $62,525 (11.4% of purchase price)

Annual ongoing costs:

• Land tax: Likely under threshold
• Council rates: ~$1,800
• Body corporate: ~$5,000
• Insurance: ~$800

Annual total: ~$7,600

The pattern is clear: budget an additional 11-17% of the purchase price for upfront fees, with ongoing costs ranging from $7,000 to $40,000+ annually depending on the property value and location.

Common FIRB Calculator Questions

Q: Does the calculator account for my specific visa type?
Yes. Visa status significantly affects FIRB requirements. Temporary residents (subclass 482, 485, 500, etc.) have different rules than foreign persons, including exemptions from FIRB fees for certain property types.

Q: Are these costs tax-deductible?
Partially. FIRB fees are not deductible. Stamp duty is not deductible. However, ongoing costs like land tax, council rates, and property management fees are deductible if the property is investment property generating rental income. Always consult a qualified tax advisor.

Q: What if I'm buying with my Australian citizen spouse?
Joint purchases with an Australian citizen or permanent resident may qualify for exemptions from foreign buyer surcharges in some states. The calculator can model both scenarios so you can compare.

Q: Does this include mortgage costs?
No. The calculator focuses on government fees, taxes, and property-specific costs. Mortgage interest, LMI (lender's mortgage insurance), and bank fees are separate and depend on your lender and loan structure.

Q: How accurate are the estimates?
The calculator uses current government fee schedules updated for 2025. For stamp duty and FIRB fees, the figures are exact based on the data you input. Ongoing costs are estimates based on typical market rates and should be verified with specific quotes for your property.

Q: Can I save the calculation for later?
Yes. You can email yourself the results or download a PDF report with the complete breakdown.

What to Do With Your Calculator Results

Once you have your cost breakdown, here's how to use it strategically:

1. Build Your Complete Budget

Add the upfront costs to your deposit requirement:

Minimum funds needed = Deposit (20%+) + Upfront costs (11-17%) + Emergency buffer (5%)

For an $800,000 property, that's realistically:

• Deposit: $160,000
• Upfront costs: ~$100,000
• Buffer: $40,000
• Total: $300,000 minimum

2. Compare State-by-State

If you're flexible on location, run the calculator for equivalent properties in different states. The foreign buyer surcharge alone can vary by $16,000+ on an $800,000 property between NSW (9%) and NT (0%).

3. Evaluate Investment Viability

Use the annual cost projections to calculate your break-even rent:

Break-even rent = (Mortgage payment + Annual costs) / 12 months

If market rent is below this figure, you'll have negative cash flow—factor this into your holding capacity.

4. Plan FIRB Application Timing

FIRB applications take 30-90 days to process. Use your calculator results to determine when to apply based on your planned purchase timeline. Remember: you can't exchange contracts without FIRB approval. Penalties for unauthorized purchases can be severe—up to $1.65 million for individuals or 50% of the property value, plus forced divestment.

5. Negotiate Purchase Price

Knowing your all-in costs helps you negotiate more effectively. If the seller is firm at $850,000 but you know your total outlay will be $970,000, you can make strategic decisions about your maximum offer.

State-Specific Considerations the Calculator Addresses

Each Australian state has unique rules that affect your total cost:

Victoria:

• Highest land tax surcharge (2% annually for foreign owners)
• Vacant residential land tax (1% if property vacant 6+ months)
• Off-the-plan concessions may apply

New South Wales:

• Highest foreign buyer surcharge (9%)
• First home buyer exemptions don't apply to foreign buyers
• Different rules for Greater Sydney vs regional areas

Queensland:

• Separate FIRB approval needed for properties in "sensitive areas"
• Lower holding costs generally
• Growing investment hotspots around 2032 Olympics infrastructure

South Australia & Western Australia:

• More affordable entry points
• Lower foreign buyer surcharges (7%)
• Different land tax thresholds

Northern Territory & ACT:

• Zero foreign buyer surcharges
• Significantly lower total costs
• Smaller property markets with different growth patterns

The calculator automatically applies state-specific rules based on your property location.

Beyond the Calculator: What Costs Aren't Included

The calculator provides comprehensive estimates, but some costs require individual quotes:

Legal and professional fees:

• Conveyancer/solicitor fees: $1,500-$3,500
• Building and pest inspections: $500-$1,000
• Valuation fees: $300-$600
• Mortgage broker fees (if applicable): Varies

Lender costs:

• Lender's mortgage insurance (if deposit <20%): 1-3% of loan value
• Application/establishment fees: $500-$1,000
• Ongoing account fees: $10-$30/month

Currency exchange:

• Transfer fees and exchange rate spreads can add 1-3% if bringing funds from overseas
• Specialist currency services often beat bank rates

Opportunity costs:

• FIRB fees and surcharges are "sunk costs"—money that doesn't build equity
• Consider these when comparing Australian property to investments in other markets

Using the Calculator for Strategic Decisions

Smart investors use the calculator multiple times to model different scenarios:

Scenario planning examples:

1. New vs Established Property:
   New: Lower FIRB fees for temp residents ($15,100 vs $45,300 for established), developer incentives
   Established: Currently banned for temporary residents and foreign persons (April 2025 - March 2027), with limited exceptions for redevelopment projects
2. State Comparison:
   Run identical property values in NSW vs QLD vs NT
   The surcharge difference alone can justify choosing a different market
3. Price Point Analysis:
   Compare an $800k property vs $1.2M property
   FIRB fees double at $1M, significantly affecting ROI
4. Holding Period:
   Model 5-year vs 10-year ownership
   Land tax surcharges compound—factor into long-term returns
5. Visa Status Changes:
   If you're on a temporary visa planning to become a permanent resident, model both scenarios
   Selling as a foreign person incurs CGT implications

The Bottom Line: Why Manual Calculations Don't Work

Foreign property purchase costs in Australia involve:

• 8 different state/territory fee schedules
• Multiple visa categories with different rules
• Tiered FIRB fee structures
• Variable land tax thresholds
• Complex surcharge calculations

Getting just one element wrong can mean a $10,000+ miscalculation. The FIRB calculator eliminates this risk by:

✓ Using current 2025 government fee schedules
✓ Automatically applying visa-specific rules
✓ Calculating state-by-state variations
✓ Providing instant, accurate results
✓ Updating as regulations change

More importantly, it gives you the information you need to make an informed decision—before you're too far down the purchase path to turn back.

Ready to Calculate Your Exact Costs?

Stop guessing. Get precise numbers for your specific situation in under 3 minutes.

What you'll get:

• Complete upfront cost breakdown
• Annual holding cost estimates
• Investment return projections
• State comparison tools
• Downloadable PDF report

The calculator is completely free, requires no registration, and provides instant results.

Access the Free FIRB Calculator Now →

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Related Resources

Want to dive deeper into specific topics?

• FIRB Fees Tripled in 2024: Complete Cost Breakdown
• Complete State-by-State Foreign Buyer Stamp Duty Guide
• Temporary Resident vs Foreign Investor: Which FIRB Rules Apply?
• Complete FIRB Guide 2025

Have questions about your specific situation? Check our comprehensive FAQ section or use the calculator to model your exact scenario.

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Disclaimer: This calculator provides estimates based on current regulations and typical market rates. Actual costs may vary. Always obtain specific quotes from conveyancers, solicitors, and other professionals before making property purchase decisions. This tool is for informational purposes only and does not constitute financial or legal advice.