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Foreign buyer stamp duty is not a single Australia-wide tax. In states that impose a foreign-purchaser surcharge, an eligible foreign purchaser can have to pay ordinary transfer or stamp duty plus an additional foreign-purchaser surcharge.

The rate, definition of a foreign purchaser, treatment of joint buyers and available exemptions or refunds differ between states and territories.

For home-loan planning, this matters because the deposit a lender requires is not necessarily the full amount of cash you need to complete the purchase.

State duty rules can change and individual transactions can be treated differently. Your solicitor or conveyancer and the relevant state or territory revenue authority should confirm your final duty liability.

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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.

Do Foreign Buyers Pay Extra Stamp Duty In Australia?

Yes, foreign purchasers can pay additional stamp duty when acquiring residential property in New South Wales, Victoria, Queensland, South Australia, Western Australia and Tasmania.

As of September 2026, the current ACT and Northern Territory purchase duty rules do not identify an equivalent separate foreign-purchaser surcharge. Ordinary conveyance or stamp duty can still apply in those jurisdictions.

The additional charge does not generally replace ordinary transfer duty. Where the foreign-purchaser surcharge applies, it is normally an extra amount on top of the ordinary duty for the transaction.

Foreign Buyer Stamp Duty Rates By State And Territory

Foreign buyer stamp duty is not one national tax. Each state and territory sets its own transfer-duty rules, definitions of a foreign purchaser, exemptions and treatment of residency changes.

NSW, Victoria, Queensland, South Australia, Western Australia and Tasmania currently impose an additional purchase-duty surcharge in relevant foreign-buyer transactions. The ACT and Northern Territory do not currently identify an equivalent separate foreign-purchaser purchase-duty surcharge.

State/Territory Official Term Additional Foreign-Purchaser Rate General Position
NSW Surcharge purchaser duty 9% Applies to foreign persons acquiring residential-related property, subject to NSW definitions and exemptions
Victoria Foreign purchaser additional duty 8% Applies to foreign acquisitions of residential property and certain property intended for residential conversion
Queensland Additional foreign acquirer duty 8% Applies where a foreign acquirer obtains AFAD residential land
South Australia Foreign Ownership Surcharge 7% Applies to the value of a foreign person’s interest in residential land
Western Australia Foreign transfer duty 7% Applies to foreign acquisitions of residential property
Tasmania Foreign Investor Duty Surcharge 8% on residential property Generally calculated on the foreign purchaser’s proportional interest
ACT No separate equivalent purchase surcharge identified — Ordinary ACT conveyance duty applies; a separate foreign-ownership land-tax surcharge exists
Northern Territory No separate equivalent foreign-purchaser surcharge identified — Ordinary NT stamp duty rules apply

NSW Foreign Buyer Stamp Duty

New South Wales charges 9% surcharge purchaser duty when a foreign person acquires an interest in residential-related property. This is payable in addition to ordinary transfer duty.

NSW rule Current position
Foreign buyer surcharge 9% of the dutiable value of the interest acquired by foreign persons.
What property does it apply to? Residential-related property in NSW, including interests in residential property and certain other transactions involving residential land.
Temporary residents Temporary residents are generally foreign persons unless they fall within a specific exception or exemption. Special rules can apply to eligible subclass 309 and 820 partner-visa holders and subclass 405 and 410 retirement-visa holders.
Permanent residents Permanent residency alone does not necessarily remove the surcharge. A permanent resident is generally ordinarily resident for these rules if they were in Australia for at least 200 days during the 12 months before the liability date, generally the contract date.
Can a permanent resident qualify after buying? A qualifying permanent resident or eligible subclass 309/820 visa holder who does not satisfy the previous 200-day test may qualify for an exemption by living in the property as their principal place of residence continuously for at least 200 days within 12 months from the agreement or contract date. Conditions apply.
What if one buyer is foreign? Surcharge purchaser duty is calculated in proportion to the share of the property acquired by foreign persons.
New Zealand citizens A subclass 444 Special Category Visa holder may avoid the surcharge if the applicable NSW residence requirements are met.
Important point NSW has one of the more complex residency tests. Whether someone holds PR or a particular visa is not always enough on its own to determine whether surcharge purchaser duty applies.

Victoria Foreign Purchaser Additional Duty

Victoria charges 8% Foreign Purchaser Additional Duty (FPAD) on relevant residential-property interests acquired by foreign purchasers. It applies in addition to ordinary land transfer duty.

Victoria rule Current position
Foreign buyer surcharge 8%.
What property does it apply to? Residential property acquired by a foreign purchaser. It can also apply to non-residential property acquired with the intention of converting it to residential use.
Temporary residents A person who is not an Australian citizen and does not hold an Australian permanent-residence visa will generally be a foreign natural person, subject to the special rules for qualifying New Zealand citizens.
Permanent residents A holder of an Australian permanent-residence visa is not a foreign natural person for FPAD purposes.
What if one buyer is foreign? FPAD is calculated on the dutiable value of the foreign purchaser’s share of the property rather than automatically on the whole property.
Buying with an Australian spouse or partner A foreign purchaser acquiring a principal place of residence with a spouse or partner who is not foreign may qualify for an exemption. Among the requirements, the foreign purchaser must generally live in the property as their PPR for 12 months, beginning within 12 months of settlement.
New Zealand citizens For settlements from 26 November 2025, a New Zealand citizen can be excluded from FPAD if they ordinarily reside in Australia for six consecutive months within the 12 months before or after settlement.
Important point Simply applying for permanent residency is not enough. If the permanent visa has not been granted, the purchaser can still be a foreign natural person.

Queensland Additional Foreign Acquirer Duty

Queensland charges 8% Additional Foreign Acquirer Duty (AFAD) when a foreign person acquires AFAD residential land. It is payable in addition to ordinary transfer duty.

Queensland rule Current position
Foreign buyer surcharge 8%.
What property does it apply to? AFAD residential land, including established homes, apartments, residential vacant land and land intended primarily for residential development.
Temporary residents A foreign individual is generally someone who is neither an Australian citizen nor a permanent resident. A qualifying Special Category Visa holder is treated as a permanent resident for these rules.
Permanent residents A permanent resident is generally not a foreign individual, but the timing of when PR is obtained is critical.
When is foreign status tested? AFAD liability is determined when the liability for duty arises. If someone is foreign when they enter the transaction, later becoming an Australian citizen or permanent resident does not generally remove that AFAD liability.
What if one buyer is foreign? AFAD applies to the foreign person’s interest. For example, where one person in a 50/50 purchase is foreign, AFAD can be calculated on that person’s 50% share.
Home-buyer concessions For transactions signed from 1 August 2026, most temporary residents are no longer eligible for Queensland’s home, first-home and first-home vacant-land transfer-duty concessions. They may therefore pay standard transfer duty plus 8% AFAD.
Important point Queensland is a good example of why becoming a permanent resident before settlement does not necessarily mean the foreign-buyer surcharge disappears. The relevant date can be when the agreement was entered into.

South Australia Foreign Ownership Surcharge

South Australia charges a 7% Foreign Ownership Surcharge (FOS) when a foreign person or foreign trust acquires an interest in residential land. It is additional to ordinary stamp duty.

South Australia rule Current position
Foreign buyer surcharge 7%.
What property does it apply to? Residential land or an interest in residential land acquired by a foreign person or foreign trust.
Temporary residents Temporary visa holders can be foreign persons for FOS purposes. RevenueSA distinguishes temporary visas from permanent visas when assessing whether FOS applies.
Permanent residents Australian permanent residents are generally not treated as foreign individuals for the surcharge.
What if one buyer is foreign? FOS applies only to the value of the interest acquired by the foreign person. For example, a foreign purchaser acquiring a 50% interest generally pays the surcharge on that 50% interest.
Buying with an Australian spouse Being married to an Australian citizen does not automatically exempt the foreign purchaser. The surcharge can still apply to the foreign person’s ownership interest.
Can you get a refund after becoming non-foreign? Potentially. If an individual stops being a foreign person within 12 months after acquiring the interest, they may apply for a refund of the Foreign Ownership Surcharge.
What if you later become foreign? A person who becomes foreign within three years after the acquisition can potentially become retrospectively liable for the surcharge and must notify RevenueSA.
Important point For contracts from 13 February 2025, South Australia’s first-home buyer stamp duty relief does not reduce any FOS payable.

Western Australia Foreign Transfer Duty

Western Australia charges 7% foreign transfer duty when a foreign person acquires residential property. This applies in addition to ordinary transfer duty.

Western Australia rule Current position
Foreign buyer surcharge 7%.
What property does it apply to? Residential property, which can include established homes and apartments, land intended for residential construction or development, partially constructed residences and commercial property intended to be converted into a residence.
Who is generally not foreign? An Australian citizen, holder of an Australian permanent visa or holder of a qualifying Special Category Visa is not a foreign individual.
Temporary residents Temporary visas do not qualify as permanent visas. RevenueWA specifically lists the subclass 820 Partner (temporary) visa and Bridging Visas A, B, C and E as examples of temporary visas.
What if one buyer is foreign? Foreign transfer duty can apply to the dutiable value of the foreign person’s interest in the property.
Does having an Australian spouse automatically remove it? No. A transaction involving a foreign spouse or de facto partner can still attract foreign transfer duty. For example, RevenueWA notes that transferring a 50% interest to a foreign spouse can attract foreign transfer duty unless it was already paid on the original acquisition.
What if your residency changes before transfer? RevenueWA has a specific change-in-foreign-status process where a purchaser was foreign when the agreement was executed but is no longer foreign when the property is transferred.
Important point A temporary partner or bridging visa should not be treated as equivalent to permanent residency for WA foreign-transfer-duty purposes.

Tasmania Foreign Investor Duty Surcharge

Tasmania charges a Foreign Investor Duty Surcharge (FIDS) on relevant property acquired by foreign persons. The current rate is 8% for residential property and 1.5% for primary-production property.

Tasmania rule Current position
Foreign buyer surcharge 8% on the foreign person’s proportion of the dutiable value of residential property; 1.5% for primary-production property.
What property does it apply to? Residential and primary-production property acquired directly or indirectly by a foreign person. Relevant vacant land can also be included.
Temporary residents A foreign natural person is generally someone who is not an Australian citizen, permanent-visa holder or qualifying New Zealand Special Category Visa holder.
Permanent residents A holder of a permanent visa is not a foreign natural person for FIDS purposes.
What if one buyer is foreign? FIDS is calculated on the proportion of the property’s dutiable value acquired by the foreign person.
Buying with an Australian spouse or partner A specific PPR exemption can apply to an existing dwelling where, among other requirements, the purchasers are spouses or qualifying partners, hold the property in equal shares, only one is foreign and the property becomes their PPR within six months.
What about vacant land? A similar exemption/refund pathway can apply where qualifying partners buy vacant land, hold it in equal shares and build and occupy their PPR within two years.
Can you get a refund after becoming non-foreign? A natural person who stops being foreign within six months of the dutiable transaction may apply for a refund of FIDS.
Important point If someone becomes foreign within three years of the acquisition, they may need to notify the Commissioner and the transaction can be reassessed.

Does The ACT Charge Foreign Buyer Stamp Duty?

The current ACT conveyance-duty rules do not identify a separate foreign-purchaser purchase-duty surcharge equivalent to those imposed in NSW, Victoria, Queensland, South Australia, Western Australia and Tasmania. Ordinary ACT conveyance duty can still apply.

ACT rule Current position
Separate foreign buyer purchase surcharge No separate equivalent surcharge identified under the current ACT conveyance-duty rules.
Does normal stamp duty still apply? Yes. Conveyance duty, commonly called stamp duty, can apply when property is purchased in the ACT.
Is there a foreign ownership surcharge? Yes, but it is land tax rather than stamp duty. A relevant foreign person owning residential land can be liable for a 0.75% annual foreign-ownership surcharge based on the property’s Average Unimproved Value.
Who is foreign for the ACT land-tax surcharge? A foreign individual is generally someone who is not an Australian citizen, permanent resident, qualifying New Zealand Special Category Visa holder or a person ordinarily resident in Australia.
Important point Do not describe the ACT’s 0.75% foreign-ownership surcharge as “foreign buyer stamp duty”. It is a separate annual land-tax charge.

Does The Northern Territory (NT) Charge Foreign Buyer Stamp Duty?

Current Northern Territory Revenue Office guidance does not identify a separate foreign-purchaser stamp duty surcharge equivalent to the additional duties imposed in NSW, Victoria, Queensland, South Australia, Western Australia and Tasmania.

Northern Territory rule Current position
Separate foreign buyer surcharge No separate equivalent foreign-purchaser surcharge identified under current NT stamp duty guidance.
Does normal stamp duty still apply? Yes. Stamp duty applies to relevant property acquisitions and other dutiable transactions in the Northern Territory.
Are concessions or exemptions available? The NT has general stamp duty exemptions and concessions for qualifying transactions, but the current Territory Revenue Office guidance does not identify a separate foreign-buyer purchase surcharge.
Important point It is more accurate to say “no separate foreign-purchaser surcharge identified” than to describe the NT foreign buyer surcharge as “0%”.

Foreign-purchaser duty can depend on citizenship, visa and residency status, the date of the transaction, ownership percentages, the type of property and whether a specific exemption applies. This information is general only. Buyers should have their solicitor, conveyancer or the relevant state or territory revenue authority confirm the duty payable for their transaction.


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Who Counts As A Foreign Purchaser For Stamp Duty?

A foreign purchaser for stamp duty purposes can be an individual, corporation or trustee of a trust that meets the relevant state’s definition of a foreign person.

For individuals, you are generally considered foreign if you are not an Australian citizen and do not hold a qualifying permanent visa or otherwise meet the state’s residency requirements. This means temporary visa and bridging visa holders are commonly treated as foreign purchasers, although exceptions can apply to certain New Zealand citizens, partner-visa holders and permanent residents depending on the state.

Foreign Individuals

A foreign individual is generally someone who is not:

  • An Australian citizen, or
  • An Australian permanent resident or otherwise treated as non-foreign under the relevant state’s rules.

Some states have additional requirements. For example, NSW can require a permanent resident to satisfy its 200-day ordinary-residence test, while several states have specific treatment for New Zealand citizens. This is why citizenship or visa type alone does not always determine whether foreign buyer stamp duty applies.

Foreign Corporations

A corporation can be considered foreign if it is:

  • Incorporated outside Australia, or
  • Incorporated in Australia but foreign persons have sufficient ownership, voting power or control over it.

This means an Australian-registered company can still be a foreign corporation for stamp duty purposes.

The ownership and control thresholds differ between states. For example, NSW can treat a corporation as foreign where a foreign person has a substantial interest of at least 20%, or foreign persons have an aggregate substantial interest of at least 40%. Victoria and Queensland use different control tests and thresholds.

Foreign Trusts

A trust can also be considered foreign where foreign individuals, corporations or other foreign trusts have sufficient beneficial interests, ownership or control in the trust.

The rules depend heavily on the type of trust and the state. Discretionary trusts can be particularly important because, in some jurisdictions, having a foreign person as a potential beneficiary can be enough for the trust to be treated as foreign.

Because the definitions and ownership thresholds vary between states and territories, whether a purchaser is considered foreign should be checked under the rules of the jurisdiction where the property is located.

Your status under FIRB rules, your visa status and a lender’s home-loan policy do not automatically determine how a state revenue authority will classify you.

Each state applies its own legislation and tests.

Do Temporary Residents Pay Foreign Buyer Stamp Duty?

Yes, temporary residents can be treated as foreign purchasers in states that impose a foreign-purchaser surcharge.

Holding an Australian temporary visa therefore does not automatically make you exempt from additional duty.

For example, Western Australia’s current foreign-transfer-duty guidance expressly includes a range of temporary visas within its foreign-person definition, including temporary partner visa subclass 820 and certain bridging visas.

Queensland also generally treats a person who is neither an Australian citizen nor a permanent resident as foreign for AFAD purposes. From 1 August 2026, temporary residents also generally ceased to qualify for Queensland’s home and first-home transfer-duty concessions.

The exact result should always be checked against the rules in the state where you are buying.

If you are also comparing loan options, see our guide to temporary-resident home loans.

Do Australian Permanent Residents Pay Foreign Buyer Stamp Duty?

No, permanent residents do not pay foreign buyer stamp duty.

Permanent residency can remove foreign-purchaser status in several jurisdictions, but it is not safe to assume that holding a permanent visa produces the same result everywhere.

New South Wales is particularly important. For NSW surcharge purchaser duty, a permanent resident can still need to satisfy the state’s ordinary-residence test. Revenue NSW generally looks at whether the person was in Australia for at least 200 days in the 12 months preceding the relevant transaction, unless another exemption applies.

Victoria, Queensland, South Australia, Western Australia and Tasmania use their own definitions and should be checked separately.

If permanent residency is expected soon, the timing of the contract, transfer and settlement can also matter.

Do New Zealand citizens pay foreign stamp duty?

No, New Zealand citizens do not automatically have to pay foreign buyer stamp duty in Australia, but citizenship alone does not guarantee an exemption. Whether the surcharge applies depends on the state where you buy, your visa or residency status, and in some states how long you have lived in Australia.

What Happens If One Buyer Is Foreign And The Other Is Australian?

Buying jointly with an Australian citizen or permanent resident does not automatically remove foreign-purchaser duty.

In several states, additional duty is calculated by reference to the interest acquired by the foreign purchaser. But exemptions for spouses, partners and principal places of residence differ materially.

  • NSW: Surcharge purchaser duty can apply to the foreign purchaser’s share of residential-related property.
  • Victoria: Foreign purchaser additional duty is generally calculated on the foreign purchaser’s interest, but a specific principal-place-of-residence exemption can apply to qualifying joint purchases with an Australian citizen, eligible permanent resident or qualifying New Zealand partner.
  • Queensland: AFAD is generally calculated on the foreign acquirer’s interest.
  • South Australia: The Foreign Ownership Surcharge applies to the foreign person’s interest, and RevenueSA expressly states that being married to an Australian citizen does not itself provide an exemption.
  • Western Australia: There is no broad rule that a foreign spouse is exempt simply because the other purchaser is Australian.
  • Tasmania: A specific spouse or partner principal-place-of-residence exemption can apply where its requirements, including ownership requirements, are satisfied.

A Lending Structure Does Not Decide The Stamp Duty Result

Home Loan Experts has handled mixed-residency applications involving a permanent resident and a temporary resident, where lender choice changed according to the applicants and proposed title structure. In one anonymised case, a lender accepted a one-on-title, two-on-loan structure.

That was a home loan policy outcome, not a ruling about foreign-purchaser duty.

For a mixed-residency couple, two separate questions should therefore be answered before relying on a purchase budget:

  • Can the proposed borrowers and title structure be financed?
  • How will the relevant revenue authority treat each purchaser for duty purposes?

A mortgage broker can help with the first question. Your conveyancer, solicitor or relevant revenue authority should confirm the second.

Buying A Home in Australia As A Non-Resident

Everything you need to know as a non-resident buying a property in Australia.

Disclaimer: Over the next few days, you’ll receive additional guides to help you on your homebuying journey. Occasionally, you’ll receive carefully curated home-buying tips, offers & schemes, and news articles. You can unsubscribe any time you want. View our Privacy Policy

How Is Foreign Buyer Stamp Duty Calculated?

Total indicative duty = Ordinary transfer duty + applicable foreign-purchaser surcharge

The process is generally:

  • Calculate ordinary transfer or stamp duty under the relevant state’s rules.
  • Determine whether each purchaser meets that state’s definition of a foreign purchaser.
  • Determine what proportion of the dutiable property or transaction is subject to the foreign surcharge.
  • Apply the state’s current foreign-purchaser surcharge rate.
  • Apply any valid exemption, concession or refund provision.
  • Add the ordinary duty and additional foreign-purchaser duty where applicable.

How Much Stamp Duty Could A Foreign Buyer Pay On A $1 Million Property?

Consider a $1,000,000 residential property in NSW.

Assume:

  • the transaction occurs under the 2026-27 NSW rates;
  • the dutiable value is $1,000,000;
  • one purchaser acquires 100% of the property;
  • the purchaser is a foreign person for NSW surcharge purchaser duty;
  • no exemption or concession applies.

Revenue NSW’s current example gives:

Component Amount
Ordinary NSW transfer duty $39,529
NSW surcharge purchaser duty at 9% $90,000
Total indicative duty $129,529

This example also shows why a foreign buyer’s required cash can differ significantly from a standard deposit calculation. The $129,529 duty is separate from the portion of the property price the buyer needs to contribute themselves.

Different states can produce materially different amounts, so there is no meaningful Australia-wide answer to “How much stamp duty is payable on a $1 million property?”


Do Foreign Buyers Get Stamp Duty Exemptions, Concessions Or Refunds?

Foreign-purchaser duty exemptions and refund rules are state-specific.

Examples under current rules include:

  • NSW: Residence-based relief can apply to some permanent residents and qualifying partner-visa holders. A reassessment or refund can also be available where a purchaser’s status changes in circumstances recognised by Revenue NSW.
  • Victoria: A foreign purchaser buying jointly with a qualifying spouse or domestic partner can potentially obtain the principal-place-of-residence exemption if all conditions are met.
  • Queensland: AFAD exemptions can apply to particular transactions, but becoming a permanent resident after AFAD liability has arisen does not automatically cancel the duty.
  • South Australia: An individual who stops being a foreign person within 12 months after acquisition can potentially seek a refund, subject to the statutory requirements.
  • Western Australia: Where a purchaser is foreign when the agreement is made but is no longer foreign when the property is transferred, a reassessment may be available.
  • Tasmania: A foreign natural person who stops being foreign within six months of the dutiable transaction can potentially seek a refund. Conditional spouse/partner PPR relief also exists.

These provisions are not interchangeable. An exemption available in one state should never be assumed to exist in another.

What If I Become A Permanent Resident After Buying Property?

Becoming an Australian permanent resident can change the foreign-purchaser-duty outcome in some jurisdictions, but it does not create an automatic Australia-wide refund.

Timing is particularly important.

  • NSW has provisions that can allow reassessment or refund where the purchaser’s foreign status changes within the circumstances allowed under NSW law.
  • South Australia can allow an individual who stops being foreign within 12 months after acquisition to seek a refund.
  • Tasmania has a six-month status-change refund provision for qualifying natural persons.
  • Western Australia can allow reassessment where the purchaser stops being foreign before the property is transferred.
  • Queensland specifically tests foreign status when duty liability arises. A purchaser who was foreign when the contract was entered into does not escape AFAD merely because they obtain permanent residency before settlement.

If permanent residency is expected around the time of a property purchase, have the duty treatment checked before signing the contract, rather than assuming the later visa change can be fixed with a refund.

When Is Foreign Buyer Stamp Duty Paid?

Liability and payment timing depend on the jurisdiction and type of transaction.

  • NSW generally requires surcharge purchaser duty by the earlier of settlement or the applicable deadline following the agreement or transfer.
  • Victoria generally requires land transfer duty to be paid within 30 days after settlement.
  • Queensland generally tests foreign status when duty liability arises, normally when the agreement is entered into.
  • ACT conveyance duty is generally due 14 days after title registration.

In practice, your solicitor or conveyancer will normally calculate the applicable duty as part of the settlement process.

The important step here is to identify the likely amount before settlement, because duty can affect the amount of cash you need available to complete the transaction.

Is Foreign Buyer Stamp Duty The Same As FIRB Fees?

No.

Foreign buyer stamp duty is imposed under state or territory duty rules.

FIRB and Australia’s foreign-investment framework operate under separate Australian Government rules. A foreign buyer may therefore need to consider both:

State purchase duty and foreign-purchaser surcharge

and

Federal foreign-investment approval and application fees

One does not automatically replace or determine the other.

See our FIRB approval guide for the foreign-investment rules.

Is Foreign Buyer Stamp Duty The Same As Foreign-Owner Land Tax?

No.

Stamp or transfer duty is associated with acquiring property.

Land tax is generally an ongoing ownership-related tax. Some jurisdictions impose additional land-tax surcharges on foreign owners.

For example, the ACT currently has a 0.75% foreign-ownership surcharge for land tax. That charge should not be described as ACT foreign buyer stamp duty.

Buying With A Foreign Or Temporary Resident Applicant?

Residency and visa status can affect your lender options, while foreign-purchaser duty can change the cash required to complete the purchase.

Home Loan Experts can assess your borrowing capacity, lender options and available funds so you can see how the home loan fits into your purchase budget.

Your solicitor or conveyancer should confirm the final stamp duty liability and whether any exemption or refund applies.

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.

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