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Note: We confirmed the below information with state government bodies but tax legislation is complicated and changes can occur. We recommend that you contact the government of the state that you’re buying in. If still in doubt, get financial advice from an accountant.

Foreign citizens who want to buy or invest in residential property in Victoria (VIC), New South Wales (NSW), Queensland (QLD), South Australia (SA) and Western Australia (WA) will need to pay a stamp duty levy and, in some states, a land tax surcharge.

Try our stamp duty calculator to find out how much extra you’ll pay in stamp duty as a foreigner.

Which states charge additional duty for foreigners?

Check out these structures that minimise the foreign citizen stamp duty surcharge..

Call us on 1300 880 743 (+61 2 9194 1700 if you’re outside Australia) or complete our free assessment form and we can let you know if you qualify for a foreign citizen mortgage.

You may be able to borrow up to 70% of the property value with some of our lenders!

Victoria foreign purchase additional duty (FPAD)

How much is the extra tax?

The SRO Vic began charging an additional duty of 3% of the property value for contracts signed between 1 July 2015 and 30 June 2016.

A 7% additional land transfer duty now applies to all property purchased from 1 July 2016 onwards.

This includes units and houses which have a portion of their value considered as land for tax purposes.

Increased stamp duty is the only surcharge that will apply.

However, the VIC government’s absentee owner surcharge or “ghost tax” on land tax increased from 0.5% to 1.5% on 1 January 2017.

This is an annual fee based on the value of the land you own in Victoria.

Prior to the additional stamp duty changes that came into effect on 1 July 2015, duty in Victoria was applied on a sliding scale

This kicked in at 1.4 per cent for properties valued at $25,000 and rose to 5.5 per cent for properties valued at $960,000 and above.

These rates still apply

Example

For an $800,000 property in Victoria, the normal stamp duty is $43,070.

For foreigners and certain visa holders, your stamp duty now shoots up to $99,070 for the same property. That’s $56,000 more!

When does it apply?

  • You’re a foreign citizen or temporary resident (including a 457 visa holder). Exception is 444 visa holders.
  • You’re buying residential or commercial property in the state of Victoria.
  • You’re a New Zealand citizen on a Special Category Visa (subclass 444) and not in the country at the time of the contract exchange.
  • You’re applying with a partner that doesn’t have Australian citizenship, PR or the special NZ visa, in which case they will have to pay stamp duty but only on their portion.
  • You signed the Contract of Sale after 1 July 2015.
  • Please refer to the State Revenue Office Victoria (SRO Vic) website for more information.

When doesn’t it apply?

  • You’re an Australian citizen or a permanent resident.
  • You’re a New Zealand citizen on a Special Category Visa (subclass 444) and in the country at the time of contract exchange.
  • You’re buying the property in the name of the partner that is either an Australian citizen, permanent resident or 444 visa holder.

    • If you’re currently a temporary resident and not married to an Australian citizen, consider buying in a state that doesn’t apply extra stamp duty or wait until you become a permanent resident.

NSW surcharge purchaser duty

How much is the extra tax?

A 8% stamp duty surcharge and a 2% land tax surcharge applies.

In addition to this, foreign investors are no longer entitled to the 12-month deferral on the payment of stamp duty for off the plan purchases of residential property.

Example

Before the 1 July 2017 change, you would have paid $63,490 in stamp duty on an $800,000 property.

You’re now paying $95,767.60 which is a $64,000 increase.

When does it apply?

  • You’re a foreign citizen or temporary resident (including a 457 visa holder). Exception is 444 visa holders.
  • You’re buying residential property in the state of NSW. The surcharge doesn’t apply to commercial property.
  • You’re applying with a partner that doesn’t have Australian citizenship, PR or the special NZ visa, in which case they will have to pay stamp duty but only on their portion.
  • You signed the Contract of Sale after 21 June 2016, although this is only for the stamp duty surcharge – a land tax surcharge also applies to purchases made from 1 January 2017.
  • Please refer to the NSW Office of State Revenue website for more information.

When doesn’t it apply?

  • You’re an Australian citizen, a NZ citizen on a special category 444 visa that has had their visa for at least 200 days or you’re a permanent resident that has had their PR for at aleast 200 days.
  • You’ve been in the country for less than 200 days since getting your PR visa (or 444 visa) but you’re in the country at the time of contract exchange and settlement and declare to the OSR (via the Purchaser/Transferee Declaration form) that you will occupy the property for a continuous period of 200 days within the first 12 months of purchase.
  • You’re buying the property in the name of the partner that is either an Australian citizen, permanent resident or 444 visa holder.
  • You’re living in Australia on a partner visa (subclass 309 or 820) and you’ve been in the country for over 200 days.
  • If you’re a first home buyer who is also a 444 visa holder or permanent resident. You qualify for the NSW stamp duty waiver subject to being in the country for at least 200 days by the time of the contract exchange.

    • If you’re currently a temporary resident and not married to an Australian citizen, consider buying in a state that doesn’t apply extra stamp duty or wait until you become a permanent resident.

Breaking down the 200-day exemption

To further explain the 200-day exemption for PR visa holders, you have a maximum of 165 days in which to move into the property.

After this, you must live in the property for a continuous period of 200 days (165 + 200 = 356 days).

You can avoid this requirement if you had been living in Australia for at least 200 days since receiving PR.

ACT surcharge purchaser duty

Starting 1 July 2018, foreign investors in the ACT will pay an extra 0.75 per cent in land tax.

How much is the extra tax?

A 0.75% land tax surcharge applies to the unimproved value of a residential property in the ACT.

When does it apply?

  • You’re a foreign citizen or temporary resident (including a 457 visa holder). Exception is 444 visa holders.
  • You’re buying residential property in the state of WA. The surcharge doesn’t apply to commercial property, residential development (10 or more properties), or mixed use properties that are primarily used for commercial purposes.
  • You’re applying with a partner that doesn’t have Australian citizenship, PR or the special NZ visa, in which case, they will have to pay stamp duty but only on their portion.
  • You signed the Contract of Sale after 1 January 2019.
  • Please refer to the WA Office of State Revenue website for more information.

When doesn’t it apply?

  • You’re an Australian citizen, a NZ citizen on a special category 444 visa or you’re a permanent resident.
  • You’re in the country at the time of contract exchange and settlement.
  • You’re buying the property in the name of the partner that is either an Australian citizen, permanent resident or 444 visa holder.
  • You’re living in Australia on a partner visa (subclass 309 or 820).

    • If you’re currently a temporary resident and not married to an Australian citizen, consider buying in a state that doesn’t apply extra stamp duty or wait until you become a permanent resident.

QLD additional foreign acquirer duty (AFAD)

How much is the extra tax?

A 7% stamp duty surcharge and 25% land tax surcharge applies as well as a 1.5% ghost tax surcharge.

The absentee tax applies to individuals that you were away from Australia on 30 June 2017 or were away from Australia more than 6 months in total during the financial year before 30 June 2017.

If you were away during the 2017 financial year onwards, the QLD government will consider reasons for your absence and how long you spent in and out of the country.

In addition to this, the surcharge only applies to freehold land that has a total taxable value of $350,000 or more.

Please refer to the QLD government website for more specific guidance.

Example

Previously, your stamp duty would have been $21,850 on an $800,000 property.

You’re now paying $45,850 which is a $24,000 increase.

When does it apply?

  • You’re a foreign citizen or temporary resident (including a 457 visa holder). Exception if you’re a 444 visa holder.
  • You’re buying residential property in the state of Queensland. The surcharge doesn’t apply to commercial property.
  • You’re applying with a partner that doesn’t have Australian citizenship, PR or the special NZ visa, in which case they will have to pay stamp duty but only on their portion.
  • You signed the Contract of Sale after 1 October 2016.
  • Please refer to the QLD Office of State Revenue website for more information.

When doesn’t it apply?

  • You’re an Australian citizen, permanent resident or a New Zealand citizen on a Special Category Visa (subclass 444).
  • You’re buying the property in the name of the partner that is either an Australian citizen, permanent resident or 444 visa holder.

    • If you’re currently a temporary resident and not married to an Australian citizen, consider buying in a state that doesn’t apply extra stamp duty or wait until you become a permanent resident.

SA additional foreign acquirer duty (AFAD)

How much is the extra tax?

A 7% stamp duty surcharge applies to contracts entered into after 1 January 2018.

To be clear, this surcharge is in addition to the stamp duty payable on the acquisition of an interest in residential land.

Please refer to the RevenueSA website for more specific guidance.

Example

Previously, your stamp duty would have been $37,996.50, including mortgage registration and transfer fees. for a $700,000 property in South Australia.

You’re now paying $86,996.50 which is a $49,000 increase.

When does it apply?

  • You’re a foreign citizen or temporary resident (including a 457 visa holder). Exception if you’re a 444 visa holder.
  • You’re buying residential property in the state of South Australia. The surcharge doesn’t apply to commercial property.
  • You’re applying with a partner that doesn’t have Australian citizenship, PR or the special NZ visa, in which case they will have to pay stamp duty but only on their portion.
  • You signed the Contract of Sale after 1 January 2018.
  • Please refer to the RevenueSA website for more information.

When doesn’t it apply?

  • You signed the contract of sale before 1 January 2018
  • You’re an Australian citizen, permanent resident or a New Zealand citizen on a Special Category Visa (subclass 444).
  • You’re buying the property in the name of the partner that is either an Australian citizen, permanent resident or 444 visa holder.

    • If you’re currently a temporary resident and not married to an Australian citizen, consider buying in a state that doesn’t apply extra stamp duty or wait until you become a permanent resident.

WA surcharge purchaser duty

In September 2017, the Western Australian government announced that it would be introducing a 7% foreign citizen stamp duty surcharge on the purchase of new properties from 1 January 2019.

How much is the extra tax?

A 4% stamp duty surcharge applies.

When does it apply?

  • You’re a foreign citizen or temporary resident (including a 457 visa holder). Exception is 444 visa holders.
  • You’re buying residential property in the state of WA. The surcharge doesn’t apply to commercial property, residential development (10 or more properties), or mixed use properties that are primarily used for commercial purposes.
  • You’re applying with a partner that doesn’t have Australian citizenship, PR or the special NZ visa, in which case, they will have to pay stamp duty but only on their portion.
  • You signed the Contract of Sale after 1 January 2019.
  • Please refer to the WA Office of State Revenue website for more information.

When doesn’t it apply?

  • You’re an Australian citizen, a NZ citizen on a special category 444 visa or you’re a permanent resident.
  • You’re in the country at the time of contract exchange and settlement.
  • You’re buying the property in the name of the partner that is either an Australian citizen, permanent resident or 444 visa holder.
  • You’re living in Australia on a partner visa (subclass 309 or 820).

    • If you’re currently a temporary resident and not married to an Australian citizen, consider buying in a state that doesn’t apply extra stamp duty or wait until you become a permanent resident.

TAS surcharge purchaser duty

How much is the extra tax?

A 3% Foreign Investor Duty Surcharge (FIDS) applies for purchases of residential property while a 0.5% surcharge applies for purchases of primary production land.

Example

Before the 1 July 2018 change, you would have paid $22,833.07 in stamp duty on a $600,000 property.

You’re now paying $63,333.07 which is a $40,500 increase.

When does it apply?

  • You’re a foreign citizen or temporary resident (including a 457 visa holder). Exception is 444 visa holders.
  • You’re buying residential property or primary production land in the state of TAS. The surcharge doesn’t apply to other commercial property.
  • You’re applying with a partner that doesn’t have Australian citizenship, PR or the special NZ visa, in which case, they will have to pay stamp duty but only on their portion.
  • You signed the Contract of Sale after 1 July 2018.
  • Please refer to the State Revenue Office of Tasmani website for more information.

NT surcharge purchaser duty

At this time, there is no foreign citizen stamp duty for the Northern Territory.

Structures that minimise the foreigner surcharge

Please note that this is a complex topic and it’s important that you seek advice from the appropriate professional before making any decisions on your structure.

Is your partner an Australian?

If your partner is an Aussie citizen or a permanent resident visa holder, you may be able to buy the property in their name and have the mortgage in both names.

In some cases, this will also see you avoid the requirement to get Foreign Investment Review Board (FIRB) approval.

This arrangement works well if you’re living in Australian but not-so-well if you’re living overseas.

The reason is that lenders generally only accept this structure for high net worth borrowers.

Ultimately, if you buy in joint names, you’d only pay foreign citizen stamp duty on the portion that they would own, whether you’re the non-Australian or your partner is.

Consider buying land and then building

You only pay stamp duty on the value of the land, not on the cost of construction.

Therefore, your liability is significantly reduced.

Few lenders offer construction loans to foreign citizens living overseas but building loans are available to foreign citizens living in Australia with a temporary residency visa.

Buy in Northern Territory

As mentioned previously, not all states apply a foreign citizen surcharge on stamp duty and land tax.

Therefore, to get around it, you may want to consider buying in the ACT before the surcharges take effect, or, you can buy in NT right now.

No matter when you decide to purchase property in Australia, you’ll still to get FIRB approval but this is usually not a major cost or hassle.

If you’re considering buying in a state that you’re not familiar with, we can put you in touch with a buyers agent.

Are other states planning to introduce the higher duty?

Northern Territory is the only state free of both a stamp duty surcharge and land tax hike, for now.

It’s unclear whether these states will follow suit purely because average property prices in these states are lower: the amount of revenue other states can expect to generate pales in comparison to QLD, NSW, ACT, VIC and, to a lesser extent, SA and WA.

However, we expect that they will consider introducing it if the level of foreign investment increases.

Why did NSW, ACT, VIC, QLD, SA, WA and TAS do this?

When explaining its reason for introducing the higher duty, the Victorian government said that it was only fair that foreign investors pay their fair share to fund government services and infrastructure.

QLD, NSW and SA made similar announcements, with figures of up to $1 billion in revenue-raising being bandied about.

ACT was next to follow, then, WA and TAS.

Most foreign investors aren’t fazed by the higher costs of buying a property and investment is still strong.

When can I apply for FHOG after getting PR?

Waiting for PR in order to avoid the foreign citizen stamp duty?

You can apply for a first home owners grant (FHOG) with your state right away as long as you can provide evidence of your Permanent Residency certificate or Permanent Resident visa.

Find out when to apply for the FHOG during the home buying process and when you will receive payment from your state revenue office by checking out the first home owners grant guide page.

Do you need a non-resident mortgage?

Are you a foreign citizen, permanent resident, temporary resident or New Zealand citizen in need of a mortgage?

The Australian government has long had a love/hate relationship with foreign investors and rules and regulations for buying real estate change on a regular basis.

This also extends to bank and lender policy, from how much you can borrow to what type of non-residents can actually qualify for a mortgage.

Not all lenders are the same!

We’re experts in non-resident mortgages and can navigate this policy minefield so you have the best chance of qualifying for a mortgage in Australia!

Call us on 1300 889 743 (+61 2 9194 1700 if you’re outside Australia) or fill in our free assessment form to speak with one of our mortgage brokers.

  • belisario

    I’m a foreign citizen but my wife has a PR. Do we need to pay this when we’re getting our home loan?

  • Hi belisario,

    Since your wife has a PR, you won’t need to pay foreign citizen stamp duty if you’re buying with her and you’re in a spousal relationship. The same goes for FIRB approval.

  • Vickery D

    I am an overseas foreigner and I would like to know how much I can borrow to buy Australian real estate. It is my prime consideration to invest in the land down under because of how great the opportunity and returns there.

  • Hello Vickery,

    We’re glad t know that you want to invest in Australian real estate. You can generally borrow up to 70% of the purchase price of a new property in Australia. However, if you’re planning on coming over here or you’re married to an Australian citizen or PR holder then you can borrow more. We’ll need to know your full details to see if it’s something we can help with. Please email your info to us at info@homeloanexperts.com.au or simply call our overseas number +61 2 9194 1700 to discuss directly with one of our specialist mortgage brokers.

  • Vickery D

    Thank you sir. I will send you an email and maybe call in the coming days to discuss if there is anything specific I want to talk about.

  • mauri

    I’m a US citizen but my partner is from Australia. We’re both living and working in Hawaii and want to buy a house in Australia to move to within a year. We’re both self-employed – I’m a partner in a law firm and my partner’s a marketing consultant. Our combined income is around $220k AUD. We need help getting an Australian mortgage.

  • Hi mauri,

    We know lenders that can do self-employed expat home loan applications. You seem to have a strong income and as long as you can verify it, you may be able to borrow up to 95% of the property value. However, note that if your application is assessed as a foreigner mortgage application then this will reduce to 80%. Please call our overseas number +61 2 9194 1700 if you’d like to discuss your situation and loan needs and understand what options are available and find out if you qualify.

  • Dong Liang

    I’m applying PR and estimated 3 month to be approved. If i am going to buy a off the plan property in QLD now, can I claim back the extra stamp duty because I will have the PR at the time of settlement.

  • Hi Dong,
    Good question. In most states it is based on your residency status at the time of settlement. As this is an unusual question I’d recommend that you call the QLD OSR on 1300 300 734 (Australia) or +61 7 3227 6044 (overseas) to confirm their rules.

    Just be careful of the Brisbane CBD area as many lenders believe this to be oversupplied. If you’d like our help with a home loan then please feel free to contact us https://www.homeloanexperts.com.au/free-quote/

  • Katie

    Hi
    I am a New Zealand citizen living in (Australia special visa subclass 444). I am buying property with my partner who is an Australian citizen. Will I be required to pay extra stamp duty or will we be required to pay less stamp duty than if we were both Australian citizens?

  • Hi Katie,
    As you are a PR holder you’ll pay normal stamp duty. If you’re both first home buyers and / or buying a new property then you may get an exception depending on the state that you’re buying in.
    If you like let me know if you are both first home buyers, the state you’re in, the approx purchase price and if you’re buying a new or existing property and I can let you know.

  • Sarbjit Singh

    Hi,
    I am Australian PR working in Singapore. I want to buy my 1st property in Sydney (NSW). Would I be eligible to get stamp duty waiver? Would I be eligible to get subsidy from govt as it’s my 1st property?

    Regards
    Sarbjit

  • Hi Sarbjit
    Yes you are eligible for a home loan. Have a read of this page for more information https://www.homeloanexperts.com.au/non-resident-mortgages/permanent-resident-mortgage/
    If you buy a new property you may be eligible for the stamp duty waiver as long as the property you buy isn’t over the maximum allowable purchase price. Up to $550,000 you’d pay no stamp duty on a new home and up to $650,000 you’d pay partial stamp duty. On an established home you’d pay full stamp duty.
    To get a grant of $10,000 you must live in the home for at least 6 months starting within the first 12 months. So you could move to Australia 11 months after buying the property and that would be ok. You can read this for more info http://www.osr.nsw.gov.au/grants

  • Patty

    Hello Home Loan Experts,

    I recently arrived here in Australia on a 190 visa and I am considering buying a house here so I can settle down instead of renting. I am living and working in Victoria and will be buying a property here so will I need to pay that hefty stamp duty?

  • Hello Patty,
    A 190 visa allows you to live and work in Australia as a permanent resident. So the foreign citizen stamp duty will not be applicable in your case. Please feel free to contact us if you’d like to discuss your situation and loan needs directly with a 190 visa home loan specialist.

  • kes

    Hi, my partner and i are looking to buy a property in melbourne. she is from the UK (currently awaiting PR approval) and i am australian. will we have to pay the foreign purchaser duties on the property as we are in a defacto relationship (currently on a defacto visa)??

  • Yes Kes I believe you would.
    A simple solution is to have the property in just your name and have the loan in both names. This is acceptable for some of our lenders. If you’d like our help then please complete your details here https://www.homeloanexperts.com.au/free-quote/

  • chefharshal

    hi there ,

    I am on visa 489 with my wife and planning to buy property in queanbeyan,NSW 2620 . And its going to be first home for us.SO in that case will this stamp duty surchage and landtax surcharge will apply in our case? also wanted to know that am i eligible to get first home buyer grant

  • Hi
    It’s best to just buy in her name only with both of you on the loan. That way you will avoid the additional taxes. Note that lending policy is about to change for your visa in the next month so I’d recommend you get pre-approved ASAP.
    Yes you would be eligible for he grant if you’re both first home buyers.

  • chefharshal

    HI there ,
    Glad to see your revert .
    Just to let you know that my wife is depended on me . So is it same situation going to be for me ?also FIrst home grant is on Only brand new property or any first home?

    Also i really appreciate information here ………is quite helpful

    thanks .

  • In that case if you are both on visas then you can borrow a max of 80% and you would not be eligible for the grant and you would need to pay higher stamp duty. If you buy in the ACT then you would not pay higher stamp duty

  • Sam Sydney Smith

    HI! Dear Home Loan Experts,

    Im a Australia citizen and my de facto is a TR, We are planing to buy a $520K property as our 1st home in N.S.W. I have a few questions

    1. Would us be eligible to get stamp duty waiver if we buy it under both of us?

    2.The best way to avoid the Foreign Buyers Duty is just buy it under my name only with both of us on the home loan right?

    3.If it is under both of our name then the Foreign Buyers Duty will be 520,000*4%*50% =$10400 right?
    As Im own 50% of it as a Joint Tenants and Im a citizen so my part should be exemption?

    4. Could us be qualified to get $10K First Home Grant if we are going to live in there ?

    5. If it is a not yet settle off the plan apartment, and Im buying it from the 1st buyer do I still get the 1st home buyer Grant?

  • Hi Sam
    1. My understanding is that you would pay the higher duty on 50% of the property value. However if you buy in just your name then you can be eligible for the stamp duty waiver.
    2. Yes.
    3. Yes I believe so.
    4. Yes as long as you meet the other conditions.
    5. Yes that is fine. However off the plan units are quite risky for a number of reasons. Mostly because you’re committing to buy without a confirmed loan approval. If lending policy changes or your situation changes then you may lose your deposit. It’s much lower risk to buy a new complete property than an off the plan one.

    Please call the NSW OSR on 1300 130 624 to double check what I’ve told you.

  • Superb info…

    Question for a 457 visa holder (and dependents), we haven’t moved into Melbourne yet but are hoping that we’ll purchase a 2BR flat/unit within 6-months of arriving and it’s for occupancy, not investment/rental as we don’t want to pay rent until we become PR.

    Currently looking at brand new/almost completion properties.

    Assuming the property is priced at 650K, how much stamp duty and FIRB, and other cost add up to?

    Thank you so much.

  • Hi David
    As an estimate stamp duty would be approx 10.5% of the purchase price and Firb approval would be $5,000. So around $70,000 in costs.
    It may be best to wait until you have PR. If you’d like to buy now we can help you to borrow 90% of the purchase price.

  • Helena

    I am a New Zealand citizen on a Special Category Visa (subclass 444) whilst my spouse is on a 457 visa. Am I right in thinking that I can acquire title (in VIC) such that no additional duty for foreign purchasers is due but have the mortgage in both our names? Second, are any of the banks changing their lending policies following the announcement of abolition of the 457 visa? As I understand it, indications are that existing 457 visas will be unaffected.

  • Hi Helena
    Yes you can buy in just your name with the loan in both names. Some of our lenders can accept this for 95% loans.
    One lender has announced reviews of their 457 lending but so far the others havent. I expect in your situation we’ll be fine as you have PR.

  • Anh Dung Pham

    Hi, my name is Marco, my friend (who is australian residence but I am not) and me want to co-buying property under joint tenant. Thus, I am wondering whether we still be hit with stamp duty surcharge because I am not residence. Thank you so much!

  • Yes, but only half the amount will require the surcharge. For example, if the property price is $500k, the $250k will have normal charge and the other half will have surcharge in it.

  • Yaseen

    Hi, I am currently on 457 visa and planning to apply for PR in 2 months time. I have been in Australia for 9 years and paying tax .. my question is if I apply for PR and buy and land will I still have to pay foreigner stamp duty?

  • Anh Dung Pham

    Thanks so much for confirming this, i had have the same thought!

  • Hey Yaseen,
    You’re required to pay stamp duty within 30 days of settlement so if you’ve secured your PR by then then you should be able to avoid foreigner stamp duty. If you’re still in the process of getting it then you may still have to pay it though exceptions can also be made. However, please call the revenue office of the state you’re buying in to confirm their rules.

  • Michael

    Hello, I am currently a 457 holder. Just came to Sydney, i am interested to buy a completely appartment around 650k. My questions are:

    1. What is the initial contribution if i want a 90% LVR?
    – Deposit: $65000
    – stamp duty: 4% $26000
    – other cost?

    2. How much i can borrow from the bank?

    Assuming I am in a sales profession, my basic salary is around $6700/mo before tax. Plus 4000/mo commission.

  • Hi Michael,
    1. Aside from the deposit and stamp duty, you can expect to pay a couple hundred dollars on transfer fee and registration fee with the bank. Lenders Mortgage Insurance (LMI), a one-off fee generally applicable when borrowing more than 80% LVR, for you can be anywhere from $10,000 up to $17,000 (you can use the LMI calculator to get an estimate yourself: https://www.homeloanexperts.com.au/lenders-mortgage-insurance/lmi-calculator/).
    Additionally, other costs such as hiring a conveyancer, strata reports and other lender fees can add $800 up to $3000.

    2. To find out your borrowing power, you can use our “How much can I borrow?” calculator. Simply input your income, expenses and other detail to your situation and you’ll get an estimation along with some tips. Here’s the calculator:
    https://www.homeloanexperts.com.au/how-much-can-i-borrow/

    Please note that lenders are a bit conservative when it comes to financing the purchase of apartments. The size of the apartment as well as other factors will come into play in their assessment so please call 1300 889 743 to discuss this with an expert mortgage broker or simply enquire online and one of us will contact you instead:
    https://www.homeloanexperts.com.au/free-quote/

  • Neda Nejad

    Hello
    I have student visa and I am foreign investor.
    How can I calculate my stamp duty for investing in office or shop?

  • Hi Neda,
    You can input your details into the stamp duty calculator to get an estimation of the amount of stamp duty you’ll likely have to pay. Here’s the calculator:
    https://www.homeloanexperts.com.au/mortgage-calculators/stamp-duty-calculator/

  • Hi Marco you may want to consider just buying in your friends name but having both of you on the home loan. This can avoid paying the additional duty.

  • Joe

    We are New Zealand citizens intending to buy a property in Brisbane. Your website states that the Queensland foreign citizen stamp duty doesn’t apply if you’re an Australian citizen, permanent resident or a New Zealand citizen on a Special Category Visa (subclass 444). However, your broker has informed me that there is a surcharge on the stamp duty unless we are residing there. If there’s no stamp duty, then there’s also no surcharge?

  • Hi Joe,
    The rules regarding NZ citizens appear to vary between different states and we’re seeking clarification from the state governments now to make sure our website is current.
    I’d recommend that you call the QLD government and confirm specifically what their rules are for your situation as they’re the decision makers on this. You’d need to call the QLD OSR on + 61 7 3227 6044.

  • Tony Jancic

    Hi I’m just wondering if the conveyencor is responsible for telling us and explaining about this form and the extra stamp duty fee that occurs with foreign purchasing. Me as a Australian citizen and my de facto partner who is a temporary resident purchased a land on both our names and once the land settled we got extra $17000 taken out of the bank account without us knowing, so we were pretty pissed of when we seen that fee cause we weren’t informed of this fee and I thought it’s the conveyencors job to inform us about this hefty amount (I should also mention the conveyencor did know about my partner being a temporary resident because we asked the question). If I knew and was informed of this fee I would just put the title of land on my name and problem solved, so just wondering if you can give me more insight of this situation I am having???
    Thanks, Antoni

  • Hi Tony,
    I’m not sure if they are legally required to tell you this however it certainly would have been expected that a professional conveyancer would warn you about it.

  • Henry

    Hi my name is Henry,

    I am 457 visa holder just arrived Melbourne for two months. I have visited the developer’s show rooms for land n home packages for our primary living but no one can tell me that how much I need pay the stamp duty( ex- land price $200K+ home $200K). And I couldn’t find particular case in state revenue website.
    Appreciate your comments.

  • Hi Henry,
    Indicatively you’d pay $7,047 in stamp duty and government transfer fees and then an additional $14,000 foreign citizen stamp duty. Total would be $21,047 approximately. I’d recommend that you check with your conveyancer before buying.
    Some lenders will not consider a 457 visa holder for a home loan however we have some lenders that will consider lending up to 90% of the property value. Please give us a call if you’d like our assistance.

  • Henry

    Hi, thanks for promp reply.
    I have contacted a conveyancer recently unfortunately he couldn’t advise about the stamp duty.
    Above calculation is base on land only or including house? If it is only for the land, do I need to paid additional stamp duty for the house after taken over.
    Can I find it in anyother website?
    I intend to take max 80% only.

  • Hi Henry,
    Stamp duty is paid on the land only. There’s no government duties payable on the house. The government still makes money on the house of course, just through GST instead of stamp duty!
    You can call the VIC OSR to confirm your duty if you like. Their ph# is 13 21 61.

  • Henry

    Good day, Thanks you so much for your comprehensive answer.

  • Aust newbie

    Hi

    I am keen to purchase a new property for investment in Melbourne as a foreigner.
    The property is priced approximately aud550k and it will be ready in 2020.

    I understand FIBR of $5000 is payable.
    May i know what other sort of taxes and stamp duties will i be subjected to. And when are they payable?
    Thks

  • Hi Aust Newbie,

    Unfortunately Victoria has incredibly high stamp duty for foreign buyers. You pay an additional 7% in stamp duty on top of the normal stamp duty so you’d pay $68,067 in stamp duty, foreign citizen stamp duty and transfer fees.
    Instead you may like to consider buying in Perth (WA) where there isn’t the additional foreign citizen stamp duty. You’d then only pay $20,587 in stamp duty which is the same as an Australian citizen will pay. You’d still pay the FIRB fees as well.
    You need to be aware that getting a loan as a foreign property investor may be difficult at the time of settlement. As of today you can borrow 70% of the property value at a rate of approx 8%. That is assuming that you meet standard lending criteria. We don’t know what the lending policies will be in 3 years time so it’s a risk to buy off the plan.

  • Luke Eddy

    I am an Australian citizen my wife is here on a 309 partner visa. Am i liable to pay the foreign citizen stamp duty if i purchase a property for us to live in in her name? What about if we purchase the house in both our names? Thanks

  • Hi Luke,
    It looks like you’re in Victoria. For the 309 (provisional partner visa) yes you could pay the Victorian foreign citizen stamp duty if you buy in your wife’s name. I would recommend that you buy in your name and have the loan in both names. This would avoid the duty and some of our lenders would allow you to borrow up to 95% of the property value.

  • Luke Long

    Hi there,
    I’m a PR since Nov. last year, but I haven’t lived in Australia for more than 200 days since I got PR as I travel overseas a lot. Before I got PR, I worked in Australia for two years under 457 Visa. Now if I purchased a residential house in Sydney, how should I be charged the Stamp Duty?

  • Hi Luke
    Firstly congrats on getting your PR!
    I expect you’d pay normal stamp duty (i.e. not the foreigner duty). However to be sure it’s best to call the NSW OSR to confirm.
    As a PR holder you may also qualify for first home benefits and discounted interest rates as well. If you’d like one of our mortgage brokers to calculate exact duties payable and what deposit you need then call our Sydney office tomorrow on 1300889743.

  • laurie

    I understand that foreigners buying property in Western Australia will need to pay additional 4% surcharge from the beginning of 2019. How likely is it that the other states will introduce something like this over the course of the next few months/ end of the year?

  • Hi laurie,
    Concerning the other states that are free of the surcharge, it is unclear whether they will follow suit anytime soon. This is mainly because average property prices in these states are lower. Basically, the amount of revenue the other states can expect to generate is very low compared to QLD, NSW, and VIC. However, if the level of foreign investment continues to increase then we expect that they will consider introducing it.

  • Gary Bennett

    We are Australian Citizens , we have two homes in Queensland and two home in Victoria .. I’ve been an Expat employee of a US Firm for 22 years … We are now living and working in Mexico , still pay tax in Australia and want to know if the new land tax applies to us …

  • Hi Gary,
    As far as I am aware in Victoria you wouldn’t pay additional land tax as you are an Australian citizen. In QLD the tax applies to absentee owners so the 1.5% additional land tax would apply. I’d recommend that you contact the QLD OSR and VIC OSR to be sure as we’re not tax experts.
    All of the Australian banks put up their interest rates for investment loans, which has affected Australian expats the most. So I would strongly recommend completing a home loan health check. I’ll email you and cc one of our expat lending experts.

  • Steven Tran

    Dear Home Loan Expert
    I am Australian Citizen but my wife is TR, temporary visa, she going to get permanent soon, we want to buy a house ( first home buyer) do we need to pay for Stamp Duty
    Thanks
    Regards
    Steven Tran

  • Hi Steven,
    It’s either best that you buy in your name only but have the loan in both of your names or for you to wait until she is a PR. Otherwise if you are in VIC, NSW or QLD then you would pay the additional stamp duty.
    We have a couple of lenders that will allow the property to be in your name and the loan to be in both names. I’ll email you and cc one of our temporary resident lending experts.

  • Steven Tran

    Thank you Home Loan Expert

  • Steven Tran

    Hi Experts
    I am going to buy a house $535000
    How much for stamp duty if in my name only.
    Thanks Expert

  • Hi Steven
    The calculator at the top of this page is accurate if you just select No for foreign buyer. As duty varies between states I can’t say what it would be but the calculator can.

  • Han

    Hi Home Loan Expert
    I’m Australian Citizen and my wife is temporary visa 820. We wish to buy a first house . However, I know that if my wife is currently on TR, we have to pay the additional stamp duty for her. So can I buy in my name but have the loan in both of our names? Also when my wife has PR, is she able to put her name for the house? And does the additionnal stamp duty still apply for her when she has PR if she put her name in with me?
    Thank you for your supporting

  • Hi Han,
    Yes you can buy in your name and have the loan in both names. This is ok with some lenders only. I’ll email you and cc one of our temporary resident specialists who can assist with this structure.
    Yes you can transfer the title of a home to have a spouse on title usually with no stamp duty payable (most states), of course assuming she is a PR. Some minor admin fees approx $350 may be payable. We’ve written a page on this here https://www.homeloanexperts.com.au/managing-your-home-loan/adding-partner-to-property-title/
    If she is a PR at the time she is put on title then no foreign citizen stamp duty would be payable based on my understanding.
    To be sure it’s best to check with your state government or conveyancer as they are experts in stamp duty legislation.

  • Amrit

    Hi I am Amrit,
    I am on sub class 489 visa..m planning to buy property in Tasmania.i got visa for 4 years.i have heard that there is different stamp duty for PR and none PR ..Is it different In Tasmania also? M bit confuse. If I need to buy property of 350000-400000 how much stamp duty I have to pay??and do I get the government concession for first home buyer??

    Thank you

  • Hi Amrit,
    TAS does not have any additional stamp duty for foreign citizens. You can buy a property and borrow up to 90% of the property value with some of our lenders as long as you are buying in major areas such as Hobart or Launceston.
    You can use the calculator on this page to work out how much stamp duty you would pay. I don’t believe you would be eligible for first home buyer concessions.

  • Jeannie Miu-Almaktoum

    Hi experts, I brought a new land in QLD with my hubby (who is AUS citizen) and I was TR under Partner visa at the time. The land was settled on late Jan 2018, the convyancer said is best if we both claim 50% of the land. Hubby’s stamp duty is around 1k only and my is around $4k. I just granted my PR couple days agao, can I claim back the foreigher stamp duty I paid now that I am a PR? thanks!

  • Hi Jeannie
    I don’t believe you can claim back the stamp duty. I haven’t heard of this happening before. To be sure it is best to ask your conveyancer.

  • Jeannie Miu-Almaktoum

    Thanks for your prompt, if only I read this website before we listen to our conveyancer, we would just put 100% land under my hubby’s name and loan on both of us! too late haha!

  • Don’t worry Jeannie. You may have paid some additional stamp duty but you married an Australian man so life is still pretty good!

  • Jeannie Miu-Almaktoum

    haha yes he is pretty amazing!