Foreign Buyer Duty Calculator: AFAD, Surcharges & FIRB Fees

How foreign buyer duty works

Foreign buyer duty is an extra transfer duty charged when a foreign person buys residential property in Australia. It sits on top of standard stamp duty.

The detail most buyers miss: the surcharge is charged on each foreign buyer’s share of the property, not on the whole price. That per-owner rule is why this calculator asks about both buyers.

Surcharge rates by state

Each state sets its own rate on top of standard transfer duty. As at July 2026:

The calculator combines the surcharge with the standard duty scale for your state. Comparing standard duty only? Use the stamp duty calculator.

Who counts as a foreign buyer?

Your residency status decides it, not your passport. As at July 2026:

• Australian citizens are never foreign buyers, even when living overseas.
• Permanent residents are generally not foreign buyers while ordinarily resident in Australia.
• NZ citizens (Subclass 444) are generally exempt while ordinarily resident in Australia.
• Temporary visa holders (482, 485, 491, student, bridging) are foreign buyers, and they need FIRB approval.
• Foreign non-residents are foreign buyers with the tightest limits on what they can purchase.

Not sure where your visa lands? Run it through the visa buying eligibility checker, or start with the full visa home loan guide.

Why the title decision can be worth tens of thousands

Take a $750,000 Queensland home bought 50/50 by an Australian citizen and a partner on a 482 visa. The 8% AFAD lands on the foreign partner’s $375,000 share, which is $30,000 of extra duty.

Put only the eligible partner on the title, with both incomes on the loan. The surcharge can disappear. The bank assesses who repays the loan, while the duty office assesses who owns the house.

The same house, three different buyers

Hold the property constant and change only the buyer. One $750,000 brand-new house in Queensland, bought as a home to live in (indicative, as at July 2026):

Same house, roughly a $76,000 difference in government charges, driven entirely by whose name is on the contract. Confirm current amounts at firb.gov.au and qro.qld.gov.au before you rely on them.

Is the single-name structure right for you?

Not always. Relationship-property risk, tax differences and lender policy all matter. Some lenders will not take a non-owner borrower.

Read More: how mixed-visa couples structure the title and the loan

FIRB fees on top of the duty

Temporary residents and foreign non-residents also need FIRB approval before buying. The application fee scales with the purchase price.

Indicative fee tiers for new dwellings and vacant land, as at July 2026:

Fees are indexed every 1 July. They are generally not refunded if you are refused or walk away. Confirm the current amount with the official estimator at firb.gov.au before budgeting. Much higher fee scales apply to established dwellings where a purchase is permitted.

Can you buy an established home at all?

Generally not on a temporary visa while the foreign buyer ban runs, from 1 April 2025 to 30 June 2029. The main exception is buying an established home jointly with an Australian citizen, PR or eligible NZ-citizen spouse as joint tenants.

Read More: how FIRB approval works for home buyers

Next steps

Lender policy for visa holders varies as much as the duty does. We confirm both before you apply. Book a free assessment online or call 1300 088 065.

Estimates only, not credit, legal or tax advice. Duty rates and FIRB fee tiers are current as at July 2026 and reviewed quarterly. Both change without notice. Title and duty structuring has legal and tax consequences, so we work alongside your solicitor and accountant.