Quick answer: what can you actually buy? 快速解答：您到底能买什么？
"Foreign person" is a specific legal term under Australian law, not just a description of nationality. Whether it applies to you depends on your citizenship, your visa, and in some cases how long you've actually been living in Australia. The table below is the fastest way to check where you stand. "外国人"在澳洲法律中是一个具体的法律术语，而不仅仅是国籍的描述。是否适用于您，取决于您的国籍、签证类型，在某些情况下还取决于您在澳洲实际居住的时间。下表是快速了解自身状况的最简便方式。
| Status身份 | Result结果 |
|---|---|
| Australian citizen澳洲公民 | No FIRB approval required. Buy any property type.无需FIRB批准。可购买任何类型房产。 |
| Permanent resident永久居民 | Generally exempt from FIRB. Check your state's foreign-buyer surcharge separately.一般免于FIRB限制。请另行查看所在州的外国买家附加税。 |
| Ordinarily resident (200+ days in Australia, ongoing-stay visa)惯常居民（在澳居住200天以上，持续居留签证） | May qualify for an exemption. Confirm directly with FIRB before exchanging contracts.可能符合豁免条件。请在交换合同前直接向FIRB确认。 |
| Temporary visa holder (no exemption)临时签证持有人（无豁免） | FIRB approval required. Established-dwelling ban applies until 30 June 2029.需要FIRB批准。存量房禁令适用，至2029年6月30日为止。 |
New Zealand citizens hold a distinct status under Australian immigration law and some — though not all — FIRB provisions treat them differently from other temporary visa holders. If this applies to you, confirm your specific position directly with FIRB rather than assuming either way. 新西兰公民在澳洲移民法下享有特殊身份，部分（但非全部）FIRB条款对其的处理方式与其他临时签证持有人不同。如适用于您，请直接向FIRB确认具体情况，不要自行假设。
Who actually needs FIRB approval? 究竟谁需要FIRB批准？
The Foreign Investment Review Board (FIRB) framework — now administered through the ATO's Online Services for Foreign Investors portal, not the older standalone FIRB site some outdated guides still reference — determines two separate things: whether you need approval before buying, and whether the established-dwelling ban applies to you at all. 外国投资审查委员会（FIRB）框架——现已通过ATO的"外国投资者在线服务"平台管理，而非部分过时指南仍提及的旧版独立FIRB网站——决定两件独立的事：您购房前是否需要批准，以及存量房禁令是否适用于您。
The detail that trips up the most people: permanent residency generally exempts you from FIRB, but it doesn't automatically exempt you from your state's foreign-buyer land tax or stamp duty surcharges. These are entirely separate systems run by different levels of government. Clearing one doesn't mean you've cleared the other — our Stamp Duty Calculator covers the state-level surcharges in full. 最容易让人混淆的细节是：永久居民身份一般可豁免FIRB限制，但并不自动豁免所在州的外国买家土地税或印花税附加税。这是由不同级别政府运作的完全独立的系统。一项豁免不代表另一项也获得豁免——我们的印花税计算器详细涵盖了州级附加税。
The established-dwelling ban — and why the date moved 存量房禁令——以及日期为何变更
In practical terms: if you're classified as a foreign person, you currently cannot purchase an established (previously occupied) residential property in Australia at all, full stop — unless one of the exceptions below applies. 实际而言：如果您被归类为外国人，目前完全不能购买澳洲的存量住宅房产（即此前已有人居住的房产）——除非符合下文所述的某一例外情形。
Exceptions that still work 仍然有效的例外
New dwellings新建房产
A genuinely new dwelling — never previously occupied or sold as a residence — sits outside the ban entirely. Other FIRB requirements and fees still apply.真正的新建房产——此前从未有人居住或作为住宅出售——完全不受禁令限制。其他FIRB要求和费用仍然适用。
Vacant land for development用于开发的空地
Purchased with a genuine intention to build, vacant land is generally not caught by the ban.以真实建造意图购买的空地，一般不受禁令限制。
Redevelopment adding housing stock增加住房存量的重建项目
Demolishing an established dwelling to build multiple new ones can qualify — but the bar was raised significantly in April 2025: a redevelopment must generally add at least 20 additional dwellings to count. A simple one-for-one knockdown rebuild does not qualify.拆除存量房建造多个新住宅可能符合条件——但2025年4月起门槛大幅提高：重建项目一般须新增至少20套住宅才能符合条件。简单的一对一拆除重建不符合条件。
Joint purchase with an Australian citizen or PR spouse与澳洲公民或永久居民配偶联名购买
Buying jointly with a spouse who is a citizen or permanent resident can avoid foreign-person treatment in many circumstances — though this is structure-dependent and worth confirming with a lawyer. This exemption generally does not extend to a parent on title, only a spouse.与公民或永久居民配偶联名购买，在许多情况下可避免被归类为外国人——但这取决于具体架构，建议咨询律师确认。此豁免一般不适用于产权中的父母，仅适用于配偶。
How to apply, and what it actually costs 如何申请，实际费用是多少
Applications are lodged through the ATO's Online Services for Foreign Investors portal. A few things worth knowing before you start: 申请须通过ATO的"外国投资者在线服务"平台提交。在开始前，有几点值得了解：
- Fees are tiered by property value费用按房产价值分级 — and an established-dwelling application generally costs around three times the fee for an equivalent new dwelling or vacant land — a separate financial push toward new builds, on top of the ban itself.存量房申请的费用一般约为同等价值新建房产或空地申请费用的三倍——这是除禁令本身之外，又一个推动外国买家选择新建房产的经济因素。
- Timelines run 30–90 days审批时限为30至90天 — not guaranteed, and complex applications can take longer. This needs to be factored into your purchase timeline from the very start, not treated as a late-stage formality.非保证时限，复杂申请可能需要更长时间。这需要从购房计划一开始就纳入考虑，而非视为后期的形式手续。
- Approval validity批准有效期 — generally 12 months for a standard residential purchase, up to 4 years for vacant land intended for development.标准住宅购买一般为12个月，用于开发的空地最长可达4年。
What happens if your visa status changes after you buy 买房后签证状态变化该怎么办
A scenario most guides don't mention, and it matters more than people expect: if you bought a property while exempt or approved under a then-current visa, and that visa status later changes — it expires, isn't renewed, or you otherwise cease to be a resident — a six-month divestment rule generally applies. You'd be required to dispose of the property within six months of losing your qualifying status. 这是大多数指南未提及，但实际影响远超预期的情况：如果您在持有当时有效签证并获得豁免或批准的情况下购房，而该签证状态后来发生变化——过期、未获续签，或您不再是居民——一般适用六个月强制出售规则。您将需要在丧失合格身份后的六个月内出售该房产。
This is genuinely important if your pathway to permanent residency or citizenship is anything less than highly certain. Six months is not a long runway to sell a property, particularly in unfavourable market conditions. 如果您通往永久居民或公民身份的道路并非高度确定，这一点尤为重要。六个月并非充裕的卖房时间，尤其在市场条件不利的情况下。
Key dates at a glance 重要日期一览
Established-dwelling ban begins存量房禁令开始实施
The federal ban on foreign persons buying established dwellings takes effect, alongside the doubled vacancy fee.禁止外国人购买存量房的联邦禁令正式生效，空置费同时翻倍。
Ban extended to 30 June 2029禁令延长至2029年6月30日
Originally due to end 31 March 2027, the ban is extended by a further two years and three months.禁令原定于2027年3月31日结束，现延长两年三个月。
Current ban end date当前禁令结束日期
The date as it currently stands — but it has already moved once, and there's no guarantee it won't move again. Confirm directly at ato.gov.au before relying on it.这是目前的日期——但已经变更过一次，不能保证不会再次变更。请在依赖此日期前直接在ato.gov.au上核实。
What should you do now? 现在该怎么做？
Check state surcharges, not FIRB查看州附加税，而非FIRB
You don't need FIRB approval — but permanent residents should still confirm whether a state foreign-buyer surcharge applies, since that's a separate system.您不需要FIRB批准——但永久居民仍应确认是否适用州外国买家附加税，因为这是一个独立的系统。
Sequence FIRB into your timeline early尽早将FIRB纳入购房时间表
Start the FIRB conversation with a broker or solicitor before you make an offer — approval is tied to a specific property and takes 30–90 days.在出价前就与经纪人或律师讨论FIRB事宜——批准与特定房产绑定，需要30至90天。
Factor in divestment risk考虑强制出售风险
If your path to PR isn't highly certain, the six-month divestment rule should be an active part of your decision — not a footnote.如果您通往永久居民的道路并非高度确定，六个月强制出售规则应是您决策的重要考虑因素——而非附带说明。
Need your exact stamp duty and surcharge numbers?需要计算您的具体印花税及附加税金额？
Our free calculator covers all 8 states and territories, including foreign buyer surcharges and first home buyer exemptions.我们的免费计算器覆盖全部8个州和领地，包括外国买家附加税及首次置业者豁免。
Open Stamp Duty Calculator打开印花税计算器