Bridging visa holders barred from buying established homes until 30 June 2029: what the foreign buyer ban means

A person in Australia on a bridging visa awaiting a permanent visa decision is barred under federal policy from buying an established home, including one to live in. The Australian Taxation Office says the ban “includes temporary residents purchasing an established dwelling for use as a principal place of residence”.

How long the ban runs

The ban began on 1 April 2025 and was first announced to run until 31 March 2027. The ATO says the Government announced in the 2026-27 Budget that it would extend the ban by two years and three months, to 30 June 2029. Treasury’s Guidance Note 6 calls the ban “the Government’s policy”.

Who it covers

Under the Foreign Acquisitions and Takeovers Act 1975, a temporary resident includes a person residing in Australia who has applied for a permanent visa and holds a bridging visa allowing them to stay until that application is finally determined. Treasury’s Guidance Note 2 states: “Temporary residents are foreign persons for the purposes of the foreign investment framework.”

Time in Australia alone does not change that: Guidance Note 2’s example is a visiting professor with 257 days in Australia in the past 12 months who is still a foreign person, because his visa limits his stay.

New Zealand citizens eligible for or holding a special category visa can buy an established dwelling without foreign investment approval, Guidance Note 6 says.

What temporary residents can still buy

The ATO says: “Temporary residents can still apply for approval to purchase vacant land or new dwellings.” The 2026-27 application fee for vacant land or a new dwelling costing A$75,000 to A$1 million is A$15,600. Vacant land approval generally requires at least one dwelling to be built within four years, the guidance says.

The guidance lists “limited exceptions to the policy”. They include redevelopments adding at least 20 dwellings, housing on a commercial scale such as existing build to rent developments, and foreign-controlled companies that employ, and must house, workers from Pacific island countries and Timor-Leste.

State surcharges

New South Wales, Victoria and Queensland also charge buyers they class as foreign extra duty on residential property, on top of transfer (stamp) duty: 9 per cent in New South Wales and 8 per cent in the other two.

When the visa is granted

Guidance Note 6 says permanent visa holders can buy an established dwelling without foreign investment approval.

Queensland’s revenue office says its surcharge “will continue to apply to the transaction even if your foreign status changes to an Australian citizen or a permanent resident at a later date”. Its worked example tests the buyer’s status on the date the agreement was made.

This article is general information, not legal or tax advice.