How Long Does FIRB Approval Take in Australia? (2026 Processing Times)
If you need FIRB approval to buy property in Australia, the most common question after “how much does it cost?” is “how long will it take?”
The standard answer is 30 days. The realistic answer is more nuanced — and getting the timing wrong can cost you a property.
What is FIRB and who needs approval?
The Foreign Investment Review Board (FIRB) is the body that reviews and approves property purchases by foreign persons under the Foreign Acquisitions and Takeovers Act 1975.
You need FIRB approval if you are:
- A temporary visa holder (including 482, 500, 188, 400, 600)
- A non-resident with no current Australian visa
- A foreign company or trust purchasing Australian property
You do not need FIRB approval if you are:
- An Australian citizen
- A permanent resident
- A New Zealand citizen (special category visa)
Standard FIRB processing times in 2026
| Application type | Standard timeframe |
|---|---|
| Residential property (new dwelling or vacant land) | 30 days (statutory period) |
| Commercial property | 30 days |
| Agricultural land | 30 days (additional scrutiny may apply) |
| Large or sensitive transactions | Up to 90 days or longer |
The 30-day statutory period starts from the date FIRB receives your complete application — which means payment of the fee and all supporting documents are lodged.
What can extend this timeline?
Several factors routinely push FIRB decisions past the 30-day mark:
- Incomplete applications — Missing documents or information result in FIRB requesting more, which pauses the clock
- Complex ownership structures — Applications involving trusts, companies, or multiple buyers with mixed nationalities take longer to assess
- Peak periods — FIRB processing slows during high-volume periods (typically January–March and October–November)
- Sensitive areas or conditions — Properties near defence facilities, critical infrastructure, or in certain agricultural zones may trigger additional scrutiny
- Payment processing — The application is not formally received until payment clears; bank transfers can take 1–3 business days
Practical expectation: Budget for 4–6 weeks from lodgement to decision in normal conditions. In complex situations, 8–12 weeks is possible.
FIRB application fees in 2026 (residential)
| Property purchase price | Application fee |
|---|---|
| Up to $1,000,000 | $14,100 |
| $1,000,001 – $2,000,000 | $28,200 |
| $2,000,001 – $3,000,000 | $56,400 |
| Over $3,000,000 | $113,000+ |
Important: Fees are non-refundable, regardless of the outcome. If your FIRB application is rejected, or if you decide not to proceed with the purchase, you do not get the fee back.
How to submit a FIRB application
Step 1: Create an account on the ATO portal
FIRB applications are submitted through the Australian Taxation Office (ATO) foreign investment portal at firb.gov.au. You will need a myGovID or an Australian business number to access the portal.
Step 2: Complete the application form
The online form requires:
- Details of the property (address, price, type)
- Your personal information and visa details
- Details of any co-purchasers
- A declaration of the intended use (primary residence, investment, etc.)
Step 3: Pay the application fee
Payment is made online by credit/debit card or bank transfer. The 30-day clock starts when payment is processed.
Step 4: Wait for a response
FIRB will either:
- Approve the application (with or without conditions)
- Approve with conditions (common — conditions often relate to construction timelines or occupancy)
- Issue a no-objection notification (functionally the same as approval)
- Reject the application (uncommon for standard residential applications)
Step 5: Receive your approval letter
Keep this document — your conveyancer and lender will need to sight it at settlement.
Can you submit a FIRB application before you have found a property?
No. FIRB applications are property-specific — you must provide the address and purchase price of the property you intend to buy. You cannot get a blanket pre-approval.
This is one of the reasons FIRB timing requires careful coordination with your purchase contract.
How FIRB timing interacts with your purchase contract
This is where most buyers make mistakes.
The contract-before-FIRB problem
In most Australian states, you exchange contracts before FIRB approval arrives. Your contract should include a FIRB approval condition — a clause that allows you to withdraw from the contract without penalty if FIRB approval is not received by a specified date.
If you sign a contract without this condition and FIRB rejects your application, you may forfeit your deposit.
Key contract terms to confirm with your lawyer:
- FIRB approval condition included
- Expiry date of the FIRB condition (allow at least 45–60 days from exchange)
- What happens if FIRB is delayed beyond the condition date (extension provisions)
For off-the-plan (period between exchange and settlement)
Off-the-plan purchases often have a 12–24+ month settlement period. FIRB approval obtained at exchange is not always valid for the full period — you may need to confirm with your lawyer whether the original approval covers settlement, or whether conditions attached to it require fresh confirmation.
FIRB approval conditions — what they typically require
Most residential FIRB approvals for new dwellings come with standard conditions. Common ones include:
- Property must be completed construction — FIRB does not generally approve purchases of dwellings that do not yet exist (applies to some off-the-plan scenarios)
- Occupancy or development obligation — If purchasing vacant land, you typically must commence construction within 4 years
- No subdivision — Restrictions on splitting the land after purchase
- No established dwelling — The approval specifies it is for a new dwelling only
Your conveyancer will review conditions as part of the settlement process.
Common FIRB mistakes that delay or derail applications
Mistake 1: Applying too late
Submit the FIRB application at the same time as (or ideally just before) you sign the contract. Waiting until after exchange reduces your buffer significantly.
Mistake 2: Submitting an incomplete application
Missing information triggers an information request, which pauses the 30-day clock. Double-check that all co-purchaser details and passport information are complete before submission.
Mistake 3: Not including a FIRB condition in the contract
This is a legal issue, not a FIRB issue — but it is one of the most costly mistakes buyers make. Always have a conveyancer or property lawyer review the contract before signing.
Mistake 4: Confusing FIRB approval with a lender’s decision
FIRB approval and loan approval are separate. You need both before settlement. Apply for both simultaneously — do not wait for one before starting the other.
Mistake 5: Assuming the fee is refundable
It is not. This is particularly important for off-the-plan purchases where the settlement is years away — confirm your FIRB approval status remains valid at each key stage.
Frequently asked questions
Q: Do I need a lawyer to submit a FIRB application?
No, you can submit it yourself through the ATO portal. However, your conveyancer or property lawyer typically coordinates this as part of the transaction management — they will make sure the application aligns with the contract conditions and timeline.
Q: Can FIRB reject an application for a standard new apartment?
Rejections for standard new residential dwellings by temporary visa holders are uncommon. FIRB is more likely to approve with conditions than outright reject. Rejections typically occur for very large transactions, strategic assets, or cases where there are concerns about beneficial ownership.
Q: If I get FIRB approval, is it permanent?
FIRB approvals are transaction-specific. If you do not proceed with that purchase, the approval lapses. If you find a different property, you need a new application.
Q: Can I appeal a FIRB rejection?
Yes. Rejections can be appealed to the federal government minister. This process is complex and slow — if you receive a rejection for an unusual reason, seek specialist legal advice promptly.
Q: Does FIRB approval expire?
Generally, no — but conditions attached to approval can have time limits (e.g. commence construction within 4 years). Review the approval letter carefully.
Need help coordinating FIRB with your loan?
FIRB approval and home loan pre-approval need to run in parallel. A property purchase where one is delayed while waiting for the other is a common cause of missed settlement dates.
At Arrivau, we work with buyers across all visa types and can help you coordinate timing between FIRB, your lender, and your conveyancer.
Get a free property buying assessment →
Last updated: May 2026. FIRB policies and processing times are set by the Australian Treasury and may change. Always seek independent legal and financial advice specific to your situation.