What the official timeframe says
The Foreign Acquisitions and Takeovers Act 1975 gives the Treasurer a 30-day decision period for an application. In plain terms:
- It starts when the fee is paid. Treasury's guidance says the 30 days run from the day after the investor pays the correct fee. A shortfall or a wrong payment reference delays processing. If you overpay, the period starts when you pay and the extra is refunded.
- The decision is then notified. The Treasurer must tell you the decision within a further 10 days of making it. Approval comes as a no objection notification, which Treasury describes as a letter from the Treasurer.
- It can be extended. The Treasurer can extend the period by written notice, with reasons, given before it ends, by up to 90 days in total. You can also agree in writing to a longer period.
- It can pause. If the Treasurer requires information or documents by notice, the days between the notice and your response do not count.
- Weekends and holidays. If day 30 falls on a weekend or an ACT public holiday, the period ends on the next business day.
The step-by-step guide has a dated example of how these periods add up.
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What the published figures show
Treasury publishes the ATO's median processing time for approved residential real estate proposals each quarter. The latest report available when this guide was checked covers January to March 2026 and was published on 29 May 2026.
| Period | ATO median processing time, approved residential proposals |
|---|---|
| 2023-24 financial year | 6 days |
| 2024-25 financial year | 4 days |
| July to September 2025 | 7 days |
| October to December 2025 | 12 days |
| January to March 2026 | 15 days |
| 2025-26 so far (July 2025 to March 2026) | 11 days |
Three cautions apply. A median means half of the approved proposals were decided faster and half took longer. The figure covers approved proposals only. And the report does not say how the days are counted, so it is a guide to the general pace, not a promise about any one file. The rise from 4 days in 2024-25 to 15 days in January to March 2026 shows the pace can change from quarter to quarter.
What can make it longer
- A fee shortfall. Treasury's guidance says to pay in Australian dollars and to allow for bank charges, because a shortfall delays processing.
- A request for more information. The clock pauses until you answer, so a slow or incomplete reply adds days.
- An extension by the Treasurer. This is the route to the 90-day addition above.
- An exemption certificate. Treasury's overview says certificates take longer on average than a standard application. See exemption certificates.
- Changing the deal. Treasury's guidance says a request involving a new foreign person may need a new application rather than a variation, and a variation carries its own fee. See conditions after you buy.
The 2027 target
The Government's 2026-27 Budget measures, published by Treasury on 19 May 2026, include a new performance target of deciding all low-risk applications within 30 days, to be implemented from 1 January 2027. The page does not define low-risk and describes a performance target. Until the target starts, the figures above and the statutory periods are what apply.
Fitting the timing around a contract
A contract that depends on approval has its own deadline for the FIRB condition. Buyers commonly compare that deadline with the official periods: time to gather documents and lodge, up to 30 days for the decision, up to 10 days for notification, and the possibility of an extension. What period is workable depends on the contract and the state, and a conveyancer or lawyer is the person to set it. The contract guide explains how the condition works.
The 30 days is not a deadline on you. It is the period the Treasurer has to decide, and it only starts once the correct fee has been paid in full.
At an auction, the NSW Government says the highest bidder must sign the contract on the spot and there is no cooling-off period, so any waiting for approval has to happen before bidding. Treasury describes an exemption certificate as the option for a buyer who may be outbid at auction. Other states have their own auction rules.
Keep reading
- How does a FIRB application work, step by step?
- How does a FIRB condition work in a contract of sale?
- What happens if a FIRB application is refused or withdrawn?
- What documents do you need for a FIRB application?
- What conditions come with FIRB approval after you buy?
- Do you need a lawyer or agent to lodge a FIRB application?
Frequently asked questions
Can FIRB approval take longer than 30 days?
Yes. The Treasurer can extend the decision period by up to 90 days by written notice, you can agree to a longer period, and days spent waiting for information you have been asked for are not counted. The period also does not start until the fee is paid correctly.
When does the 30 days start?
The day after the correct fee has been paid in full, not when the form is submitted. The ATO will not review an application until the fee is paid.
What is a normal processing time for residential approval?
Treasury's figures show a median of 4 days for approved residential proposals in 2024-25 and 15 days in January to March 2026. A median is a middle figure, so individual applications can be faster or much slower, and the published statistics do not cover applications that were not approved.
How long does an approval last once granted?
Treasury says a no objection notification usually gives 12 months to take the action. If you need more time, an application to extend the period must be made 2 months before it ends, and an extension is a variation with its own fee. If that date has already passed, ask the ATO what applies.
Does approval take longer for off-the-plan purchases?
Treasury's guidance does not give a separate timeframe for off-the-plan purchases. If the developer holds an exemption certificate that covers you, you generally do not apply yourself. See exemption certificates.
Sources
- Apply to buy residential property as a foreign person, Australian Taxation Office
- Quarterly report on foreign investment, 1 January to 31 March 2026, Treasury
- Quarterly report on foreign investment, 1 October to 31 December 2025, Treasury
- Foreign Acquisitions and Takeovers Act 1975, compilation at 5 December 2025, legislation.gov.au
- Guidance Note 1: Overview (Treasury)
- Guidance Note 2: Key concepts (Treasury, v5)
- Guidance Note 6: Residential land (Treasury, v5)
- Buying property at an auction, NSW Government
- Guidance Note 10: Fees (Treasury, v12)
- Further streamlining and strengthening the foreign investment framework, Treasury, 19 May 2026
Checked 5 October 2026.
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.