FIRB Fees 2025: How Much Does FIRB Approval Cost by Property Type?

Last Updated: December 2025

Planning to buy Australian property as a foreign investor? Understanding FIRB (Foreign Investment Review Board) fees is crucial for budgeting your purchase. With significant fee changes in recent years and new restrictions from April 2025, here's everything you need to know about FIRB approval costs in 2025.

Quick Summary: FIRB Fees 2025

New Dwellings & Vacant Land Application Fees (1 Jul 2025 - 30 Jun 2026)

Property Value (Up to)	Application Fee (1 Jul 2025 - 30 Jun 2026)
$75,000	$4,500
$1 million	$15,100
$2 million	$30,300
$3 million	$60,600
$5 million	$121,200
$10 million	$272,700
$20 million	$575,700
$40 million	$1,181,700
Over $40 million	$1,205,200

Established Dwellings Application Fees (1 Jul 2025 - 30 Jun 2026)

Property Value (Up to)	Application Fee (1 Jul 2025 - 30 Jun 2026)
$75,000	$13,500
$1 million	$45,300
$2 million	$90,900
$5 million	$363,600
$10 million	$818,100
$20 million	$1,727,100
$40 million	$3,545,100
Over $40 million	$3,615,600

Important: From 1 April 2025 to 31 March 2027, foreign investors are temporarily banned from purchasing established dwellings in Australia unless limited exceptions apply.

What is FIRB and Why Do You Need Approval?

The Foreign Investment Review Board (FIRB) is Australia's regulatory body that oversees foreign investment in Australian assets, including residential property. If you're a foreign person—including temporary residents, international students, or non-residents—you must obtain FIRB approval before purchasing property in Australia.

Failing to obtain approval can result in serious consequences, including:

• Civil penalties up to $3.33 million for individuals
• Criminal penalties including imprisonment
• Forced divestment of the property
• Inability to register the property title

Complete FIRB Fee Structure 2025: New & Established Dwellings

1. New Dwellings and Vacant Residential Land

Foreign investors can purchase new properties or vacant land for development. The fees for these property types from 1 July 2025 to 30 June 2026 are:

Property Value (Up to)	Application Fee (1 Jul 2025 - 30 Jun 2026)
$75,000	$4,500
$1 million	$15,100
$2 million	$30,300
$3 million	$60,600
$4 million	$90,900
$5 million	$121,200
$6 million	$151,500
$7 million	$181,800
$8 million	$212,100
$9 million	$242,400
$10 million	$272,700
$11 million	$303,000
$12 million	$333,300
$13 million	$363,600
$14 million	$393,900
$15 million	$424,200
$16 million	$454,500
$17 million	$484,800
$18 million	$515,100
$19 million	$545,400
$20 million	$575,700
$21 million	$606,000
$22 million	$636,300
$23 million	$666,600
$24 million	$696,900
$25 million	$727,200
$26 million	$757,500
$27 million	$787,800
$28 million	$818,100
$29 million	$848,400
$30 million	$878,700
$31 million	$909,000
$32 million	$939,300
$33 million	$969,600
$34 million	$999,900
$35 million	$1,030,200
$36 million	$1,060,500
$37 million	$1,090,800
$38 million	$1,121,100
$39 million	$1,151,400
$40 million	$1,181,700
Over $40 million	$1,205,200

Key Points:

• These fees apply to properties that have never been previously sold or occupied as a residence
• Vacant land must be developed within four years of FIRB approval
• Off-the-plan apartments qualify as new dwellings

2. Established Dwellings (Extremely Limited Access)

Critical Update: From 1 April 2025 to 31 March 2027, foreign persons are banned from purchasing established dwellings unless very limited exceptions apply.

For the rare cases where exceptions apply, fees from 1 July 2025 to 30 June 2026 are:

Property Value (Up to)	Application Fee (1 Jul 2025 - 30 Jun 2026)
$75,000	$13,500
$1 million	$45,300
$2 million	$90,900
$3 million	$181,800
$4 million	$272,700
$5 million	$363,600
$6 million	$454,500
$7 million	$545,400
$8 million	$636,300
$9 million	$727,200
$10 million	$818,100
$11 million	$909,000
$12 million	$999,900
$13 million	$1,090,800
$14 million	$1,181,700
$15 million	$1,272,600
$16 million	$1,363,500
$17 million	$1,454,400
$18 million	$1,545,300
$19 million	$1,636,200
$20 million	$1,727,100
$21 million	$1,818,000
$22 million	$1,908,900
$23 million	$1,999,800
$24 million	$2,090,700
$25 million	$2,181,600
$26 million	$2,272,500
$27 million	$2,363,400
$28 million	$2,454,300
$29 million	$2,545,200
$30 million	$2,636,100
$31 million	$2,727,000
$32 million	$2,817,900
$33 million	$2,908,800
$34 million	$2,999,700
$35 million	$3,090,600
$36 million	$3,181,500
$37 million	$3,272,400
$38 million	$3,363,300
$39 million	$3,454,200
$40 million	$3,545,100
Over $40 million	$3,615,600

Note: These fees are triple the rates for new dwellings, reflecting the government's policy to discourage foreign investment in existing housing stock.

Limited Exceptions to the Established Dwelling Ban

The only circumstances where foreign persons may still purchase established dwellings are:

1. Significant Housing Supply Projects: Redevelopment that creates at least 20 additional dwellings (increased from 1 dwelling in April 2024)
2. Pacific Australia Labour Mobility (PALM) Scheme: Employee accommodation for workers from Pacific island countries and Timor-Leste
3. Spouses of Citizens/Permanent Residents: When purchased as joint tenants with an Australian citizen, permanent resident, or New Zealand citizen
4. Existing Approvals: Foreign investors who received FIRB approval before 1 April 2025 can generally proceed with their purchase

3. Property Developer Exemption Certificates

Developers selling new dwellings to foreign buyers can obtain a streamlined bulk approval:

• Initial Application Fee (2025-2026): $65,200
• Separate per-sale fee: Charged for each individual dwelling sold to a foreign person
• Valid for: 12 months, with sales reported every 6 months

This certificate allows developers to sell multiple new dwellings to foreign buyers without requiring each buyer to apply for individual FIRB approval.

4. Variation Fees

If you need to modify an existing FIRB approval:

• Simple Variation (2025-2026): $4,500
• Complex Variation (2025-2026): $30,300

Variation fees are capped at the original application fee you paid.

5. Tenants in Common

When purchasing as tenants in common (not joint ownership), you only pay for your percentage share:

Example: If you're purchasing 25% of a $2 million new dwelling:

• Full fee: $30,300
• Your fee: $7,575 (25% of $30,300)

Additional Costs: Vacancy Fees

Foreign investors who purchased residential property after 9 May 2017 must also be aware of vacancy fees. Understanding these obligations is crucial for managing your investment costs. Read our detailed guide on How to Avoid FIRB Vacancy Fees.

What is the Vacancy Fee?

If your property is vacant or not genuinely available for rent for 183 days (6 months) or more in a vacancy year, you must pay a vacancy fee.

Vacancy Fee Amount (from 9 April 2024):

• Double your original FIRB application fee

Example:

• Property value: Under $2 million (new dwelling)
• Original FIRB fee paid in 2024: $28,200
• If vacant for 6+ months: Vacancy fee = $56,400

When Must You Lodge a Vacancy Fee Return?

You must lodge a vacancy fee return annually by 1 December, even if no fee is payable. The vacancy year runs from the settlement date anniversary.

FIRB Fee Calculation Examples: Real-World Scenarios

Example 1: New Apartment in Sydney

Scenario: Chinese investor purchasing a new off-the-plan apartment in Sydney for $950,000

• Property type: New dwelling
• Property value: $950,000
• FIRB application fee: $15,100
• Additional costs: Stamp duty + foreign buyer surcharge (8% in NSW)
• Total stamp duty: Approximately $78,100

Total FIRB-related costs: $15,100

Example 2: Vacant Land Development in Brisbane

Scenario: Indian investor purchasing vacant land in Brisbane for $550,000 to build townhouses

• Property type: Vacant residential land
• Property value: $550,000
• FIRB application fee: $15,100
• Development condition: Must complete construction within 4 years
• Additional costs: Stamp duty + foreign buyer surcharge (7% in Queensland)

Total FIRB-related costs: $15,100

Example 3: Redevelopment Project (Exception Case)

Scenario: Hong Kong developer purchasing established dwelling for $2.5 million to redevelop into 25 apartments

• Property type: Established dwelling (with redevelopment exception)
• Property value: $2.5 million
• FIRB application fee: $181,800
• Qualification: Creating 20+ additional dwellings
• Additional costs: State stamp duty surcharges apply

Total FIRB-related costs: $181,800

Example 4: Student Visa Holder (Pre-April 2025)

Important: As of 1 April 2025, temporary residents (including students) can no longer purchase established dwellings, even as their principal residence. This example shows the previous rules for context.

Previous scenario (no longer applicable): International student purchasing $600,000 apartment to live in

• This type of purchase is no longer permitted from 1 April 2025
• Students must now purchase new dwellings or off-the-plan properties only

Build-to-Rent Developments: Concessional Treatment

Foreign investors in build-to-rent (BTR) projects receive preferential fee treatment:

• Fees calculated at commercial land rates instead of higher residential rates
• Significantly reduces application costs for large-scale rental housing projects
• Applies to projects that commence construction after 14 December 2023

This policy aims to encourage foreign investment in rental housing supply while discouraging speculation in existing homes.

State Surcharges: Additional Costs Beyond FIRB Fees

FIRB fees are just one component. Foreign buyers also face state-based surcharges:

Foreign Buyer Stamp Duty Surcharges (2025)

All Australian states and territories (except NT) impose additional stamp duty surcharges on foreign property buyers. Learn more in our comprehensive State Stamp Duty Guide for Foreign Buyers.

• New South Wales: 8% surcharge
• Victoria: 8% surcharge
• Queensland: 7% surcharge
• South Australia: 7% surcharge
• Western Australia: 7% surcharge
• Tasmania: 8% surcharge
• ACT: 4% surcharge (non-residents only)
• Northern Territory: No surcharge

Foreign Owner Land Tax Surcharges

Several states also impose annual land tax surcharges on foreign-owned property:

• Victoria: 4% annual surcharge
• New South Wales: 4% annual surcharge
• Queensland: 2% annual surcharge
• South Australia: 2% annual surcharge

How to Apply for FIRB Approval

The FIRB application process can seem daunting, but following the right steps ensures a smooth approval. For a complete walkthrough with screenshots and expert tips, see our Step-by-Step FIRB Application Guide.

Application Process

1. Register on the Foreign Investment Portal
2. Complete application with property details:
   • Property address or development details
   • Purchase price
   • Intended use
   • Purchaser information

3. Pay application fee via the portal

4. Wait for decision - typically 30 days, but can take up to 90 days for complex cases
5. Receive approval with any conditions attached

Required Information

• Passport details
• Australian address (if applicable)
• Visa details (for temporary residents)
• Property contract of sale
• Development plans (for vacant land or redevelopment)

FIRB Compliance Requirements: What You Must Do

For Vacant Land Purchases

• Construction must commence: Within reasonable timeframe
• Construction must complete: Within 4 years of approval date
• Completion evidence required: Must be submitted within 30 days of finishing

For New Dwelling Purchases

• Cannot sell before completion: If purchasing off-the-plan
• Must comply with conditions: Any specific conditions attached to your approval

Annual Vacancy Fee Returns

• Lodge by 1 December each year
• Required even if no fee payable
• Penalties apply for late lodgment or non-compliance

What Happens If You Don't Comply?

The Australian Taxation Office (ATO) has enhanced compliance measures from April 2025, including:

Penalties for Non-Compliance

• Buying without approval: Up to $3.33 million civil penalty
• Criminal prosecution: Possible for serious breaches
• Disposal orders: Forced to sell the property
• Increased audits: Heightened scrutiny of land banking and compliance

Recent Enforcement Changes

From April 2025, the government has allocated $5.7 million over 4 years to:

• Bolster ATO's foreign investment compliance team
• Enhance screening of residential property proposals
• Audit foreign-owned vacant land developments
• Target "land banking" practices

FIRB Fee Refunds for Unsuccessful Bids

From March 2025, if you're unsuccessful in a competitive bid process:

Option 1: Refund

• Receive 75% refund of application fee
• Must apply within 6 months of unsuccessful bid notification

Option 2: Credit

• Receive 100% credit toward a subsequent FIRB application
• Credit valid for 24 months from failed bid date

This policy helps reduce the financial burden on foreign investors participating in competitive property auctions.

Essential Tips for Foreign Property Buyers in 2025

1. Budget for All Costs

Your total acquisition costs include:

• Property purchase price
• FIRB application fee
• State stamp duty
• Foreign buyer stamp duty surcharge (7-8%)
• Legal and conveyancing fees ($2,000-$5,000)
• Building and pest inspection
• Potential ongoing vacancy fees
• Annual land tax surcharge (some states)

Use our Complete Property Cost Calculator to see your exact total costs including all fees and surcharges.

2. Apply Early

• Submit FIRB application before signing contracts
• Allow 30-90 days for approval
• Make contract conditional on FIRB approval

3. Understand Your Obligations

• Know your development deadlines for vacant land
• Set up systems to track vacancy for rental properties
• Lodge annual vacancy fee returns on time

4. Consider Alternative Structures

• Build-to-rent developments (lower fees)
• New dwelling purchases (significantly lower fees than established)
• Joint purchase with Australian citizen spouse

5. Get Professional Advice

Foreign investment rules are complex. Consider engaging:

• Migration lawyer or agent
• Property lawyer familiar with FIRB
• Tax accountant experienced with foreign investment
• Mortgage broker who works with foreign buyers

Looking Ahead: The 2027 Review

The temporary ban on foreign purchases of established dwellings runs until 31 March 2027, at which point the government will conduct a review to determine whether to:

• Extend the ban beyond 2027
• Modify the ban conditions
• Return to previous rules

This review will assess the policy's impact on:

• Housing affordability for Australians
• Housing supply and construction activity
• Foreign investment flows
• Property market dynamics

Frequently Asked Questions

Do I need FIRB approval if I'm a permanent resident?

No. Australian permanent residents are not considered foreign persons and don't require FIRB approval.

Can I get a mortgage as a foreign buyer?

Yes, but requirements are stricter. Expect:

• Higher deposit requirements (30-40%)
• FIRB approval required before loan approval
• Interest rates may be 0.5-1% higher
• More extensive documentation

What counts as a "new dwelling"?

A dwelling that has never been previously sold or occupied as a residence, including:

• Newly constructed houses
• New apartments in completed buildings
• Off-the-plan apartments (pre-construction purchases)

Can temporary residents still buy property in 2025?

Yes, but only new dwellings or vacant land. From 1 April 2025, temporary residents (including student visa holders) can no longer purchase established dwellings, even as their primary residence.

For detailed guidance on buying property on different visa types, see our Property Buying Guide by Visa Status.

How long is FIRB approval valid?

Generally 12 months from the date of approval. You must complete the purchase within this timeframe or reapply.

What happens if property values change after I apply?

FIRB fees are based on the purchase price stated in your application. If the price changes significantly, you may need to submit a variation application with additional fees.

Calculate Your Exact Costs

FIRB fees are just one component of your total property purchase costs in Australia. To get a complete picture of your investment, use our comprehensive calculator that includes:

• FIRB application fees
• State stamp duty
• Foreign buyer surcharges
• Legal and settlement costs
• Ongoing holding costs
• Investment return projections

Calculate your property costs now →

Official Resources

For the most current information, always check these official sources. We've verified all information in this article against these authoritative government websites:

Primary Government Sources

• Australian Taxation Office - FIRB Residential Fees: https://www.ato.gov.au/individuals-and-families/investments-and-assets/foreign-resident-investments/foreign-investment-in-australia/fees-for-foreign-residential-investors
• Foreign Investment Review Board Homepage: https://foreigninvestment.gov.au/
• Treasury FIRB Fee Guidance Note 10: https://foreigninvestment.gov.au/guidance/general/fees
• ATO - Types of Property Foreign Persons Can Buy: https://www.ato.gov.au/individuals-and-families/investments-and-assets/foreign-resident-investments/foreign-investment-in-australia/types-of-property-a-foreign-person-can-buy
• ATO - Established Dwelling Ban Information: https://www.ato.gov.au/about-ato/new-legislation/in-detail/international/banning-foreign-purchases-of-established-dwellings
• ATO - Vacancy Fee Return Information: https://www.ato.gov.au/individuals-and-families/investments-and-assets/foreign-resident-investments/foreign-investment-in-australia/vacancy-fee-return-for-foreign-owners

Application Portal

• Foreign Investment Portal (Apply Online): https://firb.gov.au/

Government Policy Announcements

• Treasury Ministers - Established Dwelling Ban Announcement: https://ministers.treasury.gov.au/ministers/clare-oneil-2024/media-releases/albanese-government-clamping-down-foreign-purchase

All fee tables and regulatory information in this article are sourced directly from the Australian Taxation Office and Treasury websites, current as of December 2025.

Conclusion

FIRB fees in 2025 reflect the Australian government's clear policy direction: encouraging foreign investment in new housing that increases supply while protecting existing housing stock for local buyers. With fees for established dwellings tripled and a temporary ban in place, foreign investors must focus on new developments, vacant land, or build-to-rent projects.

The key to success as a foreign property investor in Australia is:

1. Understanding the complete cost structure upfront
2. Focusing on permitted property types (new dwellings, vacant land)
3. Complying with all FIRB conditions and reporting requirements
4. Planning for both acquisition costs and ongoing obligations

Whether you're purchasing your first Australian property or expanding your portfolio, accurate cost calculation is essential. Use our free calculator to understand exactly what you'll pay, including FIRB fees, stamp duty, surcharges, and ongoing costs.

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Disclaimer: This article provides general information only and should not be considered legal or financial advice. FIRB fees and rules are subject to change. Always verify current fees on the official ATO website and seek professional advice for your specific circumstances before making property investment decisions.

Last Updated: December 2025 | Sources: Australian Taxation Office, Foreign Investment Review Board, Treasury Australia