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Checked 5 October 2026

New South Wales: foreign buyer surcharge

On a $1 million home a foreign buyer pays $90,000 in surcharge purchaser duty on top of $39,187 in transfer duty (Revenue NSW, 2026–27 rates).

  • Duty surchargeSurcharge purchaser duty: 9%
  • Earlier rates8% applied to 31 December 2024 (from 1 July 2017)
  • Land tax surchargeSurcharge land tax: 5% of land value (from the 2025 land tax year)
  • Land tax detailNo tax-free threshold. Applies even if the land is exempt from ordinary land tax.
  • Revenue officeRevenue NSW

Who is a foreign buyer in New South Wales

New South Wales sets its own definition, which is separate from the federal FIRB test.

  • Temporary residents: Foreign, including bridging visas. Exceptions: partner (309/820) and retirement (405/410) visa holders who meet the 200-day residence tests.
  • Permanent residents: Not foreign only if you were in Australia 200+ days in the 12 months before the contract (or qualify as an “exempt permanent resident” by living in the property 200 continuous days within 12 months).
  • New Zealand citizens: Not foreign only if you hold a Special Category visa (444) and were in Australia 200+ days in the 12 months before the contract, or live in the property as your home for 200 continuous days within 12 months of the contract.
  • Australian citizens: not foreign.

If your status changes

Yes — if you are no longer a foreign person by the date the property is transferred to you (for example, permanent residency granted before settlement). Apply within 5 years.

Buying with a spouse or partner

No spouse exemption; the surcharge applies to the foreign person’s share.

Land tax surcharge

Surcharge land tax: 5% of land value, from the 2025 land tax year. No tax-free threshold. Applies even if the land is exempt from ordinary land tax.

New homes in New South Wales

Browse new homes for foreign buyers in Sydney.

Check before you sign

State rules change often, and the surcharge is assessed on your own facts. Confirm with Revenue NSW or a conveyancer before you sign.

Frequently asked questions

How much is the foreign buyer surcharge in New South Wales?

9% of the dutiable value of the foreign person’s share of residential property, on top of ordinary transfer duty. On a $1 million home a foreign buyer pays $90,000 in surcharge purchaser duty on top of $39,187 in transfer duty (Revenue NSW, 2026–27 rates).

Can I get the surcharge back in New South Wales?

Yes — if you are no longer a foreign person by the date the property is transferred to you (for example, permanent residency granted before settlement). Apply within 5 years.

Does New South Wales have a land tax surcharge for foreign owners?

Yes. Surcharge land tax: 5% of land value. No tax-free threshold. Applies even if the land is exempt from ordinary land tax.

Sources

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.