Stamp duty is one of the biggest upfront costs for home buyers — often $15,000 to $50,000 depending on the property price and location. All Australian states and territories offer some form of stamp duty exemption or concession for first home buyers. Here's what you need to know.
Stamp Duty Exemptions and Concessions by State
| State | Full Exemption | Concession | Notes |
|---|---|---|---|
| NSW | Up to $800,000 (new and existing) | $800,000–$1,000,000 | First Home Buyer Assistance Scheme — full exemption up to $800,000, concessional rate to $1 million. |
| VIC | Up to $600,000 | $600,000–$750,000 | Principal Place of Residence concession. Off-the-plan apartments also attract an expanded duty concession for contracts signed before 20 October 2026. |
| QLD | New homes and vacant land: nil (no cap, from 1 May 2025). Established: up to $700,000 | Established: $700,000–$800,000 | First Home Concession. Established homes get a full concession under $700,000 and a partial concession to $800,000. |
| WA | Up to $600,000 (from 7 May 2026) | $600,000–$800,000 | First Home Owner Rate — the old metro/regional threshold split was removed in May 2026. Vacant land exempt up to $450,000. |
| SA | New homes: nil (no cap, from June 2024) | N/A for established homes | SA abolished stamp duty on new homes for first home buyers; established homes attract standard duty. |
| TAS | Expired 30 June 2026 | Check current rules | The temporary $750,000 exemption on established homes ended 30 June 2026 — confirm current rates with the State Revenue Office. |
| ACT | Abolished for first home buyers from 1 July 2026 | N/A | The ACT removed stamp duty entirely for first home buyers from 1 July 2026 — no price or income limit. |
| NT | Up to around $650,000 | N/A | NT offers a first home buyer concession on homes under the threshold — confirm the current figure with the NT Revenue Office. |
How Much Can You Save?
Here's an example for a $600,000 property in different states:
| State | Full Stamp Duty (approx) | First Home Buyer Pays | You Save |
|---|---|---|---|
| NSW | $22,340 | $0 (existing home assistance scheme) | $22,340 |
| VIC | $31,070 | $0 | $31,070 |
| QLD | $15,925 | $0 (established home under $700,000) | $15,925 |
| WA | $19,445 | $0 (under $600,000 from May 2026) | $19,445 |
| SA | $23,330 | $23,330 (established home — exemption is for new homes only) | $0 |
| NT | $23,330 | $0 | $23,330 |
Key Eligibility Rules
- You (or at least one applicant) must be a first home buyer
- You must intend to live in the property as your principal place of residence (typically for 6–12 months)
- The property must be in the relevant state or territory
- Income limits may apply in some states (e.g. NSW has caps)
- You must not have owned or co-owned property in Australia before
Tips to Maximise Your Concession
- Know your state's threshold: If you're looking at properties near the cap, consider negotiating down to qualify for the full exemption
- Consider property type: Some states treat new vs existing homes differently for stamp duty purposes
- Consider new builds: QLD and SA charge no duty on new homes at all, while ACT first home buyers pay no duty from 1 July 2026
- Apply through your conveyancer: Most applications are handled during settlement by your solicitor or conveyancer
Related Guides
- First Home Owner Grant by state
- Which state is cheapest for first home buyers?
- First Home Guarantee — low deposit buying
- Step by step: from pre-approval to settlement
Stamp duty rates and threshold amounts change frequently. Check your state revenue office for current rates before making financial decisions.
How Stamp Duty Is Calculated
Stamp duty (transfer duty) is a state tax calculated on the dutiable value of the property using marginal rates that rise with price — in most states a $600,000 home attracts roughly $20,000–$33,000 of duty depending on where you buy, which is why the exemptions above are worth so much. The duty is paid at settlement through your conveyancer or solicitor, and it is one of the biggest upfront costs after the deposit itself.
The 2026 landscape is the most generous on record: NSW exempts first home buyers up to $800,000 with concessions to $1 million; QLD charges no duty on new homes at all (no price cap) and fully exempts established homes under $700,000; WA's exemption rose to $600,000 in May 2026; SA abolished duty on new homes from June 2024; and the ACT became the first jurisdiction to abolish duty for first home buyers entirely from 1 July 2026. By contrast, Tasmania's temporary $750,000 exemption for established homes expired on 30 June 2026 — timing mattered there.
Action Plan: Timing Your Purchase to Save Duty
- Work out your state's threshold before you start house hunting and keep your target price under it.
- If you are close to the cap, negotiate the price down — staying under the threshold can save you tens of thousands.
- Consider a new build in QLD or SA, where duty on new homes is nil regardless of value.
- Look at off-the-plan concessions in VIC (expanded for contracts signed before 20 October 2026).
- Confirm the current thresholds with your state revenue office at contract time — they change at state budgets.