Foreign buyer duty calculator: stamp duty and FIRB fees

I would confirm the proposed owners and the property before relying on a calculator total. Your solicitor checks purchase permission, duty and any relief. I check whether the loan and your savings cover the resulting budget.

Foreign buyer duty is an extra state or territory charge on certain residential purchases. It sits on top of ordinary transfer duty. A federal exemption from FIRB approval does not automatically remove the state surcharge.

These are general surcharge rates. Citizenship, visa status, residence, the ownership structure and any relief still need checking. Ordinary duty, land tax and other ownership costs are separate. Read the Queensland duty guide or NSW duty guide for the state where you are buying.

For Queensland AFAD, a New Zealand citizen holding a Special Category Visa at the transaction is included in the permanent-resident definition. Queensland does not apply NSW’s 200-day test. QRO also has anti-avoidance rules for entering Australia to obtain an SCV for the purpose of avoiding AFAD.

NSW has its own residence tests and possible home-occupation exemption for eligible permanent residents and NZ citizens. Your solicitor needs to apply the correct state rules to each owner.

Use our visa buying eligibility guide and visa home loan hub to prepare your questions. The 444 visa guide explains the position for NZ buyers.

On a $750,000 Queensland property bought 50/50, a foreign buyer’s $375,000 share produces $30,000 in AFAD at 8%, assuming no exemption or relief. Ordinary duty comes on top.

A qualifying purchase as joint tenants with a citizen, permanent visa holder or eligible NZ citizen spouse may be exempt from FIRB approval. The foreign spouse’s state duty position still needs checking.

Some lenders can consider one citizen or permanent resident spouse on title and both spouses on the loan. We check the borrowing arrangement while your solicitor explains ownership rights, beneficial interests and duty. Read our mixed-visa couples guide and partner visa guide before deciding who signs.

The table assumes a transaction from 1 August 2026, a $750,000 new home and no first-home concession. The eligible buyers qualify for the ordinary home concession; the sole temporary 482 buyer does not. It assumes that buyer needs an ordinary new-dwelling FIRB application and receives no AFAD relief.

Under these assumptions, the difference is $82,775. That includes the $60,000 AFAD, $15,600 FIRB fee and $7,175 difference in ordinary duty. It excludes the deposit, registration, legal fees and other costs. A first-home buyer who qualifies for new-home duty relief would need a different calculation.

From 1 August 2026, each buyer must be an Australian citizen, permanent resident or specified foreign retiree to claim Queensland's home concession. A temporary 482 visa alone does not qualify, so that buyer generally pays standard duty plus 8% AFAD. An eligible co-owner may qualify on their own share, so a mixed purchase needs a separate calculation. Our Queensland first home owners grant guide explains the rule and how it differs from the grant.

Where a separate foreign-investment application is required, the property value and application type determine the fee. These are the ordinary 2026-27 residential fees for property other than established dwellings.

An exemption certificate or a permitted established-dwelling application can have different fees. The ordinary established-dwelling fee from $75,000 to $1 million is $46,800. Paying a fee does not establish that you are allowed to buy the property.

Most foreign buyers are restricted from buying established homes until 30 June 2029, with limited exceptions. New homes and vacant land may be possible with approval and conditions. Our FIRB approval guide explains the exemptions, application and timing.

Have your solicitor confirm the owners, ownership shares, property type and contract date. Ask for ordinary duty, any foreign surcharge and any FIRB fee to be shown separately. If you expect permanent residency soon, compare signing now with signing after the actual grant.

I can then compare the loan with your cash contribution. Start with our deposit calculator and lender reviews, and send us your visa, income, savings and target property for a free assessment.