新移民來到澳洲怎麼向監管局申請購房？如何才符合資格？
今天接到一個新移民家庭的提問：「我們是TR身份 (temporary residents [GN2])，也就是臨時居民的簽證類別，有些仲介說需要申請FIRB，也有仲介說不需要」，到底誰說的對啊？
我只能說，FIRB法規上路這麼久了，還有仲介跟你說不用，他如果不是不懂，那就是真的很急著賣給你….. 見以下詳解吧：
本文摘自 FIRB官網，原文位置如下：
(本文採中英對照的方式撰寫，方便讀者對照原文章中的原文原意)
Residential real estate — temporary residents [GN2]
最後更新 Last update: 1 July 2017
Temporary residents generally need to apply for and receive foreign investment approval before purchasing any residential real estate in Australia.
在澳大利亞購買任何住宅房地產之前，臨時居民通常需要申請並獲得外國投資批准。This Guidance Note sets out the factors that will be considered when assessing an application and outlines the conditions that will normally apply to an approval.
本指南說明了評估申請時要考慮的因素，並概述了通常適用於批准的條件。Who is a temporary resident?
A temporary resident is an individual who:
- holds a temporary visa that permits them to remain in Australia for a continuous period of more than 12 months (regardless of how long remains on the visa); or
- is residing in Australia, has submitted an application for a permanent visa and holds a bridging visa which permits them to stay in Australia until that application has been finalised.
誰是臨時居民？
臨時居民是指符合以下條件的個人：
持有允許他們在澳大利亞連續居住超過12個月的臨時簽證（無論簽證還剩下多長時間）；或
居住在澳大利亞，已提交了永久簽證申請，並持有過渡簽證，允許他們在澳大利亞定居，直至該申請完成者。
Example 1
Ingrid holds a skilled worker visa that permits her to remain in Australia for a continuous period of three years. Even though Ingrid has already been in Australia for more than two years and has less than 12 months remaining on her visa, she is still considered a temporary resident.
例子1
英格麗德（Ingrid）持有技術工人簽證，可讓她連續三年在澳大利亞停留。儘管英格麗德（Ingrid）已經在澳大利亞呆了兩年多，並且簽證還剩下不到12個月的時間，但她仍然被視為臨時居民。Example 2
Henry holds a student visa that permits him to remain in Australia for a continuous period of nine months. Henry is considered a foreign non resident, rather than a temporary resident.
例子2
亨利持有學生簽證，允許他在澳大利亞連續居住9個月。亨利被視為外國非居民，而不是臨時居民。註：以上兩例子針對１２個月以上或以下，來判別是否被視為臨時居民。
Factors considered by property type
按物業類型考慮的因素（以下針對數種不同種類的物業進行解說）Established dwellings
An established dwelling is a dwelling on residential land that is not a new dwelling.
Commercial residential premises such as hotels, motels and caravan parks are not included in the definition of an established dwelling. Different rules apply for acquisitions of aged care facilities, retirement villages and certain student accommodation. For more information, see Guidance Note 14.
Temporary residents with valid visas will normally be allowed to purchase only one established dwelling to live in as their residence (home) in Australia, subject to the conditions that they:
- use the property as their principal place of residence in Australia;
- do not rent any part of the property, including ensuring that it is vacant at settlement; and
- sell the property within three months from when it ceases to be their principal place of residence.
Temporary residents are not permitted to purchase established dwellings as investment properties, to rent out, or as holiday homes.
Temporary residents need to apply and receive approval before purchasing an established dwelling for redevelopment (see section below).
既有住宅／或稱作「現房」／「二手房」
既定住宅是指不是新住宅的住宅土地上的住宅。旅館，汽車旅館和房車公園等商業住宅樓宇不包括在已確定的住宅的定義中。購買老年護理設施，退休村和某些學生宿舍的規則不同。有關更多信息，請參見指南14。通常，具有有效簽證的臨時居民僅可購買一個已建好的住房作為其在澳大利亞的住所（住房），但必須滿足以下條件：將財產用作其在澳大利亞的主要居住地；
請勿租用該物業的任何部分，包括確保其在結算時空置；和在其不再是其主要居住地的三個月內出售該財產。
臨時居民不得購買既有房屋作為投資物業，出租或作為度假屋。
臨時居民在購買用於重建的住宅之前，需要申請並獲得批准（請參閱以下部分）。
Example 3
Phillip is a temporary resident and wants to purchase an established dwelling to live in while he is in Australia. He applies for approval to purchase an established dwelling and pays the relevant fee. He is approved to go ahead with the purchase subject to the normal conditions for temporary residents purchasing an established dwelling.
Two years later, Phillip leaves Australia to return to his home country. To comply with the conditions of his approval, Phillip sells the dwelling within three months of departing Australia.
例子3菲利普（Phillip）是一名臨時居民，他想購買一套既有的住房，以待在澳大利亞居住。他申請批准購買已建成的住宅並支付相關費用。他被批准繼續購買，但要符合臨時居民購買已建房屋的正常條件。兩年後，菲利普離開澳大利亞返回他的祖國。為了遵守他的批准條件，菲利普在離開澳大利亞的三個月內出售了該房屋。
New dwellings
新住宅Temporary residents will normally be allowed to purchase new dwellings in Australia without being subject to any conditions. Temporary residents may purchase new dwellings in addition to one established dwelling (that is used as their primary residence). There is no limit on the number of new dwellings a temporary resident may purchase, but approval is generally required prior to each acquisition.
A new dwelling is a dwelling that will be, is being, or has been built on residential land, has not been previously sold as a dwelling, and has either:
- not been previously occupied; or
- if the dwelling is part of a development (50 or more dwellings) and was sold by the developer of that development, has not been previously occupied for more than 12 months.
通常，臨時居民可以不受任何條件的限制在澳大利亞購買新住房。臨時居民除了可以購買一個既有的住所（用作主要住所）外，還可以購買其他新的住所。臨時居民可以購買的新住房數量沒有限制，但是通常需要在每次購買之前獲得批准。新住宅是指將在，正在或已經在住宅用地上建造的住宅，以前未作為住宅出售過，並且具有：
以前沒有被佔用（使用／居住）；或
如果該住所是某開發項目的一部分（50棟或更多住所），並且由該開發項目的開發商出售，且未在過去被居住超過12個月。
Example 4
Kate is a temporary resident and has previously purchased with approval an established dwelling to live in. She now wants to purchase an apartment that is a new dwelling for investment purposes, so she applies for approval and pays the relevant fee. She is approved to go ahead with the purchase and the approval is not subject to any conditions.
例子4
凱特（Kate）是臨時居民，之前已獲得批准購買了一套居住的住所。她現在想購買一棟新住宅作為投資用途，因此她申請批准並支付相關費用。她被批准繼續購買，並且該批准不受任何條件的限制。New dwellings do not include established residential real estate that has been refurbished or renovated.
A single dwelling that has been built to replace one or more demolished established dwellings would generally not be treated as a new dwelling for the purposes of Australia’s foreign investment framework.
新住所不包括已翻新或翻修的既有住宅房地產。就澳大利亞的外國投資框架而言，為取代一個或多個已拆除的既有住房而建造的單一住房通常不會被視為新住房。
Example 5
Bruce decided to demolish the existing dwelling on his property and build a single dwelling. When construction of the replacement dwelling was finished, Bruce decided he wanted to sell the property. Bruce has not occupied the dwelling or rented it out.
In this case, the rebuilt dwelling does not represent a genuine increase in Australia’s housing supply. To ensure the sale of the property is consistent with the national interest, the dwelling will be treated as an established dwelling, not a new dwelling, under Australia’s foreign investment framework.
例子5
布魯斯決定拆除其財產上的現有住房，並建造一個單獨的住房。當替換住宅的建設完成後，布魯斯決定出售房屋。布魯斯（Bruce）沒有居住或出租房屋。在這種情況下，重建的住房並不意味著澳大利亞住房供應的真正增加。為確保該物業的出售符合國家利益，在澳大利亞的外國投資框架下，該住宅將被視為既有住宅，而不是新住宅。
Exemption to purchase a new dwelling in a development
購買開發案（或稱項目）裡的新住宅的豁免Developers may hold a new (or near-new) dwelling exemption certificate that allows them to sell new (or near-new) dwellings in the development specified in the certificate to foreign persons. Where a developer has this certificate, the temporary resident may not require a separate approval. The temporary resident should ask the developer for a copy of the exemption certificate for the development in which they are intending to purchase. If the exemption certificate covers their intended purchase, they do not need to seek separate foreign investment approval.
For more information, see Guidance Note 8.
開發商可以持有新的（或近新的）住房豁免證書，從而使他們可以將證書中指定的開發項目中的新（或近新的）住房出售給外國人。如果開發商擁有此證書，則臨時居民可能不需要單獨批准。臨時居民應向開發商索取打算購買的開發項目的豁免證明的副本。如果豁免證書已涵蓋了他們預期購買的物件，則無需尋求單獨的外國投資批准。有關更多信息，請參見指南8。
Vacant land
空地;閒置地Temporary residents will normally be allowed to purchase vacant land for residential dwelling development, subject to conditions that:
- the development is completed within four years from the date of approval; and
- evidence of completion of the dwellings is submitted within 30 days of being received. This could include a final occupancy or builder’s completion certificate.
In exceptional circumstances where the development cannot be completed within the specified four years, the temporary resident could apply for a variation to the condition (the application for the variation must be made at least two months prior to the end of the period). A fee will apply for this. Variations will be considered on a case-by-case basis.
For more information, see Guidance Note 19.
Vacant land that previously had an established dwelling on the land would generally not be treated as vacant for the purposes of Australia’s foreign investment framework. As such, foreign persons would generally not be eligible to purchase vacant land that previously had a dwelling built on it (unless they are proposing to construct multiple dwellings on the land which will increase the housing stock).
通常，在滿足以下條件的前提下，臨時居民將被允許購買閒置土地用於住宅開發：
從批准之日起四年內完成開發；和在收到房屋後30天內提交房屋竣工證明。這可能包括最終入住或建築商的完工證明。在無法在指定的四年內完成開發的特殊情況下，臨時居民可以申請變更條件（變更申請必須在期限結束前至少兩個月提出）。將會收取費用。差異將視情況而定。
有關更多信息，請參見指南19。就澳大利亞的外國投資框架而言，以前在該土地上已有住所的空置土地通常不會被視為空置。因此，外國人通常沒有資格購買以前在其上建有住房的空地（除非他們提議在該土地上建造多個住房以增加住房存量）。
Established dwellings for redevelopment
重建住宅Temporary residents will normally be allowed to purchase an established dwelling for redevelopment in Australia provided the redevelopment genuinely increases the housing stock. Such proposals are normally approved subject to conditions that:
- the existing dwelling(s) cannot be rented out prior to demolition and redevelopment;
- the existing dwelling(s) is demolished and construction of the new dwellings are completed within four years of the date of approval; and
- evidence of completion of the dwellings is submitted within 30 days of being received by the applicant. This could include a final occupancy or builder’s completion certificate.
Temporary residents will generally not be approved to purchase an established dwelling to redevelop into a single new dwelling.
For more information, see Guidance Note 6.
臨時居民通常被允許在澳大利亞購買已建成的住房進行重建，前提是該重建真正增加了住房存量。通常在以下條件下批准此類提案：現有房屋不能在拆除和重建之前出租；現有房屋已拆除，新房屋的建造在批准之日起四年內完成；和
在申請人收到住所之日起30天內提交完工證明。這可能包括最終入住或建築商的完工證明。臨時居民通常不會被批准購買已建成的住房以重新開發為一個新的住房。
有關更多信息，請參見指南6。
●註，如果是一個準備要去參加拍賣的買家，要仔細看這一段！該證書意味著外國人不必為他們感興趣的每個財產（物件）尋求個別批准
Exemption certificates for established dwellings and other residential land
住宅和其他住宅用地的免稅證明Foreign persons who are temporary residents may also apply for an established dwelling exemption certificate which will allow them to purchase one unspecified established dwelling up to a specified value within a specified state or territory to use as their principal place of residence.
Foreign persons, including temporary residents can also apply for a residential land (other than established dwellings) exemption certificate which will allow them to purchase one unspecified property (except established dwellings) including new (and near-new) dwellings and vacant commercial land.
This certificate means that foreign persons do not have to seek individual approval for each property they are interested in and only pay one fee on application for the certificate. If the person applies for both certificates but will only make one acquisition under the two certificates, a single fee of the highest fee payable under the two certificates will apply. The residential land can be purchased by any method (such as auction, ballot, private offer, expression of interest or tender). No agreements (even conditional agreements) can be entered into before the exemption certificate is given.
All exemption certificates will normally be subject to the same conditions that apply to ordinary approvals, and require the foreign person to report on any purchase made.
For more information, see Guidance Note 9.
作為臨時居民的外國人也可以申請成屋的豁免證書，該證書將使他們能夠在指定的州或地區內購買，但前提是，不得超過申請時指定價值的的金額，並且作為其主要居住地。外國人，包括臨時居民，也可以申請居住用地（既有住宅除外）豁免證書，這將使他們可以購買一個未指定的財產（既有住宅除外），包括新的（和近新的）住宅和空置的商業土地。該證書意味著外國人不必為他們感興趣的每個財產（物件）尋求個別批准，而僅需支付證書申請費即可。假設如果此人同時申請了此二份證書，但只進行一次購置，則將收取一筆費用，即兩份證書中應支付的最高費用。可以通過任何方法（例如拍賣，投票，私人議價，意向書或招標書）購買住宅用地。頒發豁免證書之前，不得簽訂任何協議（即使是有條件協議亦同）。所有豁免證書通常都應遵守與普通批准書相同的條件，並要求外國人報告所購商品。
有關更多信息，請參見指南9。
Fees
費用An application for approval to purchase residential real estate will not be considered until the relevant application fee has been paid in full.
For more information on fees, see Guidance Note 29.
只有全額支付了相關的申請費，FIRB才會考慮批准購買住宅房地產的申請。
有關費用的更多信息，請參見指南29。Penalties
Strict penalties (including civil and criminal penalties and disposal orders) may apply for breaches of Australia’s foreign investment rules. For more information, see Guidance Note 11.
Cases of non-compliance with Australia’s foreign investment framework may also be brought to the attention of law enforcement agencies and other Commonwealth departments such as the Department of Immigration and Border Protection.
罰則違反澳大利亞外國投資規則的，可能會受到嚴厲的處罰（包括民事和刑事處罰以及處置令）。有關更多信息，請參見指南11。還可能提請執法機構和其他聯邦部門（例如移民和邊境保護局）監管澳大利亞違反外國投資框架的情況。
How to apply
If you would like to apply for foreign investment approval for:
- A new dwelling
- Vacant residential land
- A second hand or established dwelling
- An exemption certificate for established dwellings
- An exemption certificate for residential land (other than established dwellings)
Please use the Australian Taxation Office’s foreign investment application form.
Foreign persons should take care to ensure they supply the correct details and all required information as part of their application as changes to details, such as name or property address, after an approval has been granted may require foreign persons to seek a new approval and be subject to further fees.
如何申請
如果您想申請以外國投資批准：
-新住宅
-空置住宅用地
-二手房或住宅
-既有住宅豁免證明
-住宅用地的免除證明書（既有住宅除外）
請使用澳大利亞稅務局的外國投資申請表。外國人應注意確保在申請中提供正確的詳細信息和所有必填信息，因為在獲得批准後更改詳細信息（例如姓名或財產地址）可能會要求外國人尋求新的批准並獲得批准。需另收費。
Further information
Further information is available on the FIRB website or by contacting 1800 050 377 from Australia or +61 2 6216 1111 from overseas.
Important notice: This Guidance Note provides a summary of the relevant law. As this Note tries to avoid legal language wherever possible it may include some generalisations about the law. Some provisions of the law referred to have exceptions or important qualifications, not all of which may be described here. The Commonwealth does not guarantee the accuracy, currency or completeness of any information contained in this document and will not accept responsibility for any loss caused by reliance on it. Your particular circumstances must be taken into account when determining how the law applies to you. This Guidance Note is therefore not a substitute for obtaining your own legal advice.
Originally published at https://firb.gov.au.
譯文至此，相信看倌們應該有了不錯的理解了，如果還有任何疑問，請上我的粉專和我連繫哦:
