Purchasing Property in Australia and the FIRB Rules

For those contemplating a move to Australia, especially under a temporary visa, understanding the complexities of property acquisition is crucial. The Foreign Investment Review Board (FIRB) plays a pivotal role in this process, setting out specific guidelines for foreign non-residents and temporary residents. This article provides a comprehensive overview of the FIRB rules, the financial implications of purchasing property, and the potential benefits for temporary residents.

FIRB and Australian Immigration Laws

Australian immigration laws, detailed in the Foreign Acquisitions and Takeovers Act of 1975, impose strict guidelines for foreign non-residents and temporary residents wishing to purchase property. The FIRB oversees these purchases, ensuring compliance with the Act. This regulatory body also assesses foreign investments in Australian businesses, particularly in the agriculture and mining sectors. A key function of the FIRB is to prevent foreign investment from inflating residential property prices, safeguarding local interests.

Case Study: Villa del Mare

In March 2015, a notable case arose with the purchase of a Sydney property, “Villa del Mare,” for A$39 million. The Australian Treasurer ordered the sale of this property for non-compliance with the Act, highlighting the necessity for foreign investors to notify the FIRB before acquiring residential real estate. This case underlines the importance of adhering to FIRB regulations.

Defining Temporary Residency

FIRB guidelines classify a temporary resident as someone holding a visa that allows a continuous stay in Australia for over 12 months or those on a bridging visa awaiting permanent visa approval. This category includes holders of various visas such as Temporary Skill Shortage (subclass 482), Business Innovation and Investment (Provisional) visa (subclass 188/888), and various student visas.

FIRB Rules on Property Types

New Dwellings

New dwellings include homes built on residential land not previously sold as a dwelling. These homes must not have been occupied or, if part of a development, not occupied for more than 12 months in total. Temporary residents can purchase new dwellings without restrictions but require FIRB approval.

Established Dwellings

Established dwellings are properties on the secondary market, typically already constructed and occupied. Temporary residents are allowed to purchase one established dwelling as a primary residence but cannot use it for investment purposes. FIRB approval is mandatory for such purchases.

Costs and Fees

Purchasing property in Australia involves additional costs for visa holders, such as the FIRB acquisition fee and Stamp Duty. The FIRB fee depends on the property’s acquisition price and ranges from $5,600 for properties under $1 million to varying higher fees for more expensive properties. Stamp Duty rates differ by state and include:

Victoria: 7%

New South Wales: 8% + 2% Land Tax

Queensland: 7%

South Australia: 7%

Western Australia: 7%

Tasmania: 3% + 0.5% Surcharge

Northern Territory: No stamp duty currently

These rates are subject to change, and it’s advisable to check the latest figures with the state government.

Notification and Mortgage Considerations

Approval from the FIRB is mandatory before purchasing a property. An Exemption Certificate can streamline this process, allowing foreign individuals to purchase one unspecified property within six months without individual approvals. Securing a mortgage as a temporary resident can be challenging, with borrowing limits and terms varying based on visa type and status.

Penalties for Non-Compliance

Violations of FIRB policies can lead to criminal and civil penalties, including the forced sale of illegally acquired properties. Compliance with FIRB regulations is essential to avoid such consequences.

Potential Benefits

While there are significant costs associated with property acquisition for temporary residents, there are potential benefits, particularly for those pursuing a subclass 888 Business Investment Stream permanent business visa. Meeting the criteria for this visa, such as having business assets in Australia, can be facilitated by property ownership.

Emigrating on a Temporary Visa

Moving to Australia on a temporary visa with the intention of later securing permanent residency involves weighing the financial implications, including FIRB costs. Understanding and complying with these regulations is vital for a smooth transition to life in Australia.

Understanding the Financial Implications

The financial implications of purchasing property in Australia as a temporary resident are multifaceted. In addition to FIRB acquisition fees and Stamp Duty, temporary residents should also consider the possibility of a vacancy fee. This fee is applicable if the property remains unoccupied for more than six months per year. The rates and conditions for these fees and taxes can vary significantly between states, and keeping abreast of the latest changes is crucial.

FIRB Compliance: A Key to Avoid Penalties

Adhering to FIRB guidelines is not only a legal requirement but also essential to avoid severe penalties. Non-compliance can lead to criminal and civil penalties and, in some cases, the forced sale of the property. It’s essential for potential property buyers to thoroughly understand FIRB regulations and seek clarification whenever necessary to ensure full compliance.

The Potential Benefits for Business Visa Applicants

For those pursuing a subclass 888 Business Investment Stream permanent business visa, purchasing property in Australia can offer significant advantages. Owning property can contribute towards meeting the visa requirements, such as having a certain net value in business assets in Australia. This can potentially simplify the process of meeting other visa criteria, such as employing a certain number of full-time employees.

Final Considerations

The decision to purchase property in Australia as a temporary resident should be made after a thorough evaluation of all associated costs, regulations, and long-term goals. While the process can offer potential benefits, especially for those seeking permanent residency, it requires careful financial planning and adherence to a complex set of regulations. Consulting with professional tax agents, accountants, and the Australian Taxation Office is highly recommended to ensure a comprehensive understanding of the financial and regulatory landscape.


While emigrating to Australia on a temporary visa and purchasing property can be a viable pathway to permanent residency, it comes with a range of financial and regulatory considerations. Navigating these complexities is key to a successful property acquisition and ultimately, a smooth transition to life in Australia.

Understanding FIRB rules and the associated costs is essential for temporary residents looking to purchase property in Australia. By adhering to these guidelines and seeking professional advice, prospective buyers can avoid potential pitfalls and make informed decisions that align with their long-term goals. Whether it’s the advantage of no inheritance tax, the strategic purchase of new or established dwellings, or the benefits for business visa applicants, understanding the landscape is crucial for a smooth and successful property acquisition in Australia.

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