The FIRB portal: which online system do home buyers use, and how does it work?

The two systems side by side

Treasury lists system updates for its portal, the latest dated 1 July 2026. For residential buyers, the ATO's how-to page was last updated on 20 May 2026. Neither page describes a new residential portal.

What you do in the ATO service

The ATO lists these application types: new dwelling, established dwelling, vacant land, exemption certificate, simple variation, complex variation, mortgagee interest, and the developer's new or near-new dwelling exemption. A home buyer will usually use new dwelling, vacant land or exemption certificate, since established dwellings are banned until 30 June 2029 apart from limited exceptions. The flow is:

1. Register for access once, using myID (see the login guide).
2. Complete the foreign person profile, including a current phone number.
3. Start the application and choose its type.
4. Enter the buyer details, property address, price in Australian dollars, contract status and how the property is being bought.
5. Attach documents where they apply.
6. Submit and pay the fee, which can be paid while completing the application or afterwards.

The ATO says the whole application has to be completed in one session. The session times out after 25 minutes of no activity, and progress cannot be saved. The fee has to be paid in full before the application is reviewed, and the ATO says it can take up to 30 days to consider an application after receiving full payment. Fees can be paid while completing the application or after, from the Lodgments menu or the quick link to lodge and pay a residential application. The ATO says to use the right payment reference number, because there is a different one for each obligation, and to pay in Australian dollars with any transaction fees allowed for.

After lodging, an account holder can follow the status of an application and see earlier applications from 1 January 2021.

Who can lodge

The foreign person can lodge their own application. They can also authorise a representative, such as a lawyer or agent, who needs their own myID and a registered Online services for foreign investors account. The representative is added by the foreign person under Manage access, or through the Relationship Authorisation Manager for ABN holders, and has to accept an authorisation code. Treasury's policy document says foreign investors should seek independent legal advice if they have any doubt about whether an investment must be notified. The lawyer or agent guide looks at what advisers do.

What to have ready before you start

• a registered account and a myID that works
• the property address and the expected purchase price in Australian dollars
• the contract, or its status, and how you are buying: auction, ballot, private offer or tender
• ownership details: sole buyer, joint tenants or tenants in common, with percentages where they apply
• a passport or driver's licence, and visa papers such as a bridging visa where they apply
• development approvals and construction schedules or building quotes, where they apply (the ATO lists them for developer applications and construction extensions)
• a way to pay the fee in Australian dollars

The documents checklist goes through these, and the step-by-step guide puts them in order against the contract and settlement.

What the Treasury portal does

Treasury's pages name its system the Foreign Investment Portal, although Guidance Note 6 refers to an "Application Portal" for Build to Rent submissions to Treasury. The portal lets users create a main account, link staff, set up sub-accounts, submit and monitor proposals, pay fees, send messages and submit compliance reports. Treasury changed how fees are paid from 19 September 2026: it no longer accepts credit or debit cards, and the options are BPAY, direct deposit or international bank transfer, with details given in the portal after lodging. Treasury's notice covers Treasury fees. The ATO's payment page, last updated 10 September 2026, points to its how to pay page for the list of options for residential fees, so check there before paying.

Frequently asked questions

firbapproval.com.au is an independent guide. It is not affiliated with, endorsed by or connected to the Foreign Investment Review Board, the Australian Treasury or the Australian Taxation Office. We do not lodge or process applications. Applications are made to the ATO. General information only, not legal, tax, migration or financial advice.