What are the implications of the Federal Budget 2024 for Foreign Investors in the Commercial Real Estate Market

Table of Contents

The Federal Budget 2024 introduces several measures that will significantly impact foreign investors in the Australian commercial real estate market. These measures are designed to streamline the investment process, ensure compliance with tax regulations, and attract more foreign capital while safeguarding national interests. Here are the key implications:

Increased Foreign Investment Fees

One of the most notable changes in the Federal Budget 2024 is the tripling of foreign investment fees for acquiring established residential dwellings and the doubling of vacancy fees for properties left unoccupied15. While these changes primarily target the residential sector, they signal a broader intent to regulate and manage foreign investment more stringently. For commercial real estate investors, this could mean:

  • Higher Costs for Residential Components: If a commercial real estate project includes residential components, the increased fees could raise the overall cost of investment.
  • Focus on Compliance: The emphasis on compliance and fee increases may lead to more rigorous scrutiny of foreign investments, including those in the commercial sector.

Streamlined Processes for Build-to-Rent (BtR) Projects

The budget introduces measures to encourage investment in Build-to-Rent (BtR) projects, which are seen as a way to increase housing supply and provide long-term rental options. Key changes include:

  • Reduced FIRB Application Fees for BtR Projects: The Foreign Investment Review Board (FIRB) application fees for BtR projects have been significantly reduced. For instance, any BtR project acquisition with consideration of up to $50 million will only incur a FIRB application fee of $14,1005. This reduction aims to make BtR projects more financially viable for developers and foreign investors.
  • Tax Incentives: The government has proposed tax incentives for BtR projects, including concessional withholding tax rates for foreign resident investors. These measures are designed to align the tax treatment of BtR projects with other core investment classes, making them more attractive to foreign institutional investors.

Enhanced Scrutiny and Compliance Measures

The budget includes measures to ensure that foreign investments comply with Australian tax laws and regulations:

  • Increased Scrutiny on High-Risk Investments: The government will apply greater scrutiny to high-risk investments, particularly those involving internal reorganisations, pre-sale structuring steps, and high-risk related party financing arrangements.
  • Tax Compliance: Foreign investors will be required to pay their fair share of tax. This includes ensuring that foreign residents are taxed on direct and indirect sales of assets with a close economic connection to Australian land. The foreign resident capital gains withholding tax rate will increase from 12.5% to 15% for contracts entered into from January 1, 2025, and the de-minimis threshold of $750,000 for real property will be removed.

Impact on Investment Strategies

The changes introduced in the Federal Budget 2024 will likely influence the strategies of foreign investors in the commercial real estate market:

  • Shift Towards BtR Projects: The reduced fees and tax incentives for BtR projects may encourage foreign investors to shift their focus towards these types of developments, which are seen as a sustainable long-term investment.
  • Increased Due Diligence: The enhanced scrutiny and compliance measures will necessitate more thorough due diligence and careful planning by foreign investors to ensure compliance with Australian regulations.
  • Potential for Higher Returns: Despite the increased costs and compliance requirements, the incentives for BtR projects and the overall positive outlook for the Australian property market may offer attractive returns for foreign investors willing to navigate the new regulatory landscape.


In summary, the Federal Budget 2024 introduces several measures that will impact foreign investors in the Australian commercial real estate market. The tripling of foreign investment fees and the doubling of vacancy fees primarily target the residential sector but signal a broader intent to regulate foreign investment more stringently. The streamlined processes and tax incentives for Build-to-Rent projects are designed to attract foreign capital and increase housing supply. Enhanced scrutiny and compliance measures will ensure that foreign investments contribute fairly to the Australian economy. Foreign investors will need to adapt their strategies to navigate these changes and take advantage of the opportunities presented by the evolving market landscape.

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