Stamp duty, also known as transfer duty, is one of the biggest upfront costs when buying property in Australia. The good news for first home buyers is that every state and territory offers significant concessions or exemptions that can save you tens of thousands of dollars. This comprehensive guide covers stamp duty concessions for first home buyers across all Australian states and territories in 2026.
What is Stamp Duty?
Stamp duty is a state government tax charged when you purchase property. It's calculated as a percentage of the property's value, with rates increasing at higher price points. The tax must be paid at settlement or shortly after.
Without concessions, stamp duty can cost:
- $500,000 property: $15,000-$22,000
- $750,000 property: $25,000-$35,000
- $1,000,000 property: $40,000-$55,000
These figures vary significantly by state, which is why first home buyer concessions are so valuable.
State-by-State Stamp Duty Concessions
New South Wales
NSW offers generous stamp duty exemptions and concessions for first home buyers.
Full Exemption:
- Property value up to $800,000
- Full stamp duty exemption (pay $0)
Partial Concession:
- Property value $800,001-$1,000,000
- Sliding scale concession
- Concession reduces as price increases
Eligibility Requirements:
- Australian citizen or permanent resident
- Never owned residential property in Australia
- Move into the property within 12 months
- Live in the property for at least 6 continuous months
Example Savings: | Property Value | Standard Duty | FHB Pays | Savings | |---------------|---------------|----------|---------| | $600,000 | $22,490 | $0 | $22,490 | | $750,000 | $29,490 | $0 | $29,490 | | $800,000 | $31,490 | $0 | $31,490 | | $900,000 | $35,490 | ~$17,745 | ~$17,745 |
Victoria
Victoria offers first home buyer duty exemptions with slightly lower thresholds.
Full Exemption:
- Property value up to $600,000
- Full stamp duty exemption
Partial Concession:
- Property value $600,001-$750,000
- Sliding scale reduction
- No concession above $750,000
Principal Place of Residence Concession (not FHB specific):
- For properties you'll live in
- Reduced rate applies to first $550,000 of value
- Available regardless of FHB status
Eligibility Requirements:
- Australian citizen or permanent resident
- Never owned property in Australia (or exempt property)
- Will live in property within 12 months
- Occupy as main residence for at least 12 months
Example Savings: | Property Value | Standard Duty | FHB Pays | Savings | |---------------|---------------|----------|---------| | $500,000 | $21,970 | $0 | $21,970 | | $600,000 | $31,070 | $0 | $31,070 | | $700,000 | $37,070 | ~$18,535 | ~$18,535 |
Queensland
Queensland provides stamp duty concessions with a unique threshold structure.
First Home Concession:
- Full concession on homes up to $700,000
- Reduces duty on the first $350,000 of value
- Maximum concession: $17,350
- Sliding scale for properties $700,001-$800,000
First Home Vacant Land Concession:
- Full concession on land up to $350,000
- Sliding scale for land $350,001-$500,000
Eligibility Requirements:
- At least one buyer is an individual
- Will live in property within 1 year
- Haven't received this concession before
- Australian citizen or permanent resident
Example Savings: | Property Value | Standard Duty | FHB Pays | Savings | |---------------|---------------|----------|---------| | $500,000 | $15,925 | $8,750 | $7,175 | | $600,000 | $20,025 | $12,850 | $7,175 | | $700,000 | $24,150 | $6,775 | $17,375 | | $750,000 | $26,213 | ~$15,000 | ~$11,213 |
Note: Queensland calculates savings differently—concession applies to first $350,000.
Western Australia
WA offers first home buyer exemptions with variable thresholds.
Full Exemption (Existing Homes):
- Property value up to $450,000
- Complete exemption from transfer duty
Partial Concession (Existing Homes):
- Property value $450,001-$600,000
- Sliding scale concession
Full Exemption (New Homes):
- Property value up to $500,000
- Complete exemption from transfer duty
Partial Concession (New Homes):
- Property value $500,001-$750,000
- Sliding scale concession
Off-the-Plan Concession:
- Duty calculated on land value only (not completed value)
- Can result in significant savings for apartments
Eligibility Requirements:
- Australian citizen or permanent resident
- First home buyer (never owned property in Australia)
- Will occupy as principal residence within 12 months
- Occupy for continuous 6 months
Example Savings: | Property Type | Value | Standard Duty | FHB Pays | Savings | |--------------|-------|---------------|----------|---------| | Existing | $450,000 | $14,440 | $0 | $14,440 | | New Home | $500,000 | $17,765 | $0 | $17,765 | | New Home | $650,000 | $25,500 | ~$12,000 | ~$13,500 |
South Australia
SA provides transfer duty concessions for first home buyers on property or land.
Full Exemption (Property):
- Property value up to $650,000
- No transfer duty payable
Partial Concession:
- Property value $650,001-$700,000
- Sliding scale relief
Vacant Land Exemption:
- Land value up to $400,000
- Full exemption applies
Eligibility Requirements:
- Australian citizen or permanent resident (or eligible visa holder)
- Over 18 years of age
- Never owned residential property in Australia
- Intend to occupy within 12 months
- Occupy for at least 6 continuous months
Example Savings: | Property Value | Standard Duty | FHB Pays | Savings | |---------------|---------------|----------|---------| | $500,000 | $21,330 | $0 | $21,330 | | $600,000 | $26,830 | $0 | $26,830 | | $650,000 | $29,580 | $0 | $29,580 | | $700,000 | $32,330 | ~$16,165 | ~$16,165 |
Tasmania
Tasmania offers duty concessions through a duty reduction scheme.
First Home Buyer Concession:
- 50% reduction in stamp duty
- No property price cap
- Applies to established or new homes
Example Savings: | Property Value | Standard Duty | FHB Pays | Savings | |---------------|---------------|----------|---------| | $400,000 | $14,498 | $7,249 | $7,249 | | $500,000 | $18,248 | $9,124 | $9,124 | | $600,000 | $21,998 | $10,999 | $10,999 | | $750,000 | $27,623 | $13,812 | $13,812 |
Eligibility Requirements:
- First home buyer
- Will occupy as principal residence
- Australian citizen or permanent resident
Australian Capital Territory
The ACT uses a different system with income-based assistance.
Home Buyer Concession Scheme:
- Income test applies (gross household income cap)
- Full duty exemption for eligible buyers
- Property must be your first home
- Must live in property for at least 1 year
Income Thresholds (approximate):
- Individual: $160,000
- Couple/family: $227,000
Example Savings: | Property Value | Standard Duty | Eligible FHB Pays | Savings | |---------------|---------------|-------------------|---------| | $600,000 | $24,100 | $0 | $24,100 | | $750,000 | $32,100 | $0 | $32,100 | | $900,000 | $40,850 | $0 | $40,850 |
Note: Exact savings depend on income eligibility.
Northern Territory
NT provides a territory stamp duty exemption for first home buyers.
Full Exemption:
- Property value up to $650,000
- No stamp duty payable
Partial Concession:
- Limited sliding scale above threshold
Eligibility Requirements:
- First home buyer
- Australian citizen or permanent resident
- Occupy as principal residence
- Minimum 6 months continuous residence
Example Savings: | Property Value | Standard Duty | FHB Pays | Savings | |---------------|---------------|----------|---------| | $400,000 | $18,767 | $0 | $18,767 | | $500,000 | $23,929 | $0 | $23,929 | | $650,000 | $31,672 | $0 | $31,672 |
Comparison Table: All States
| State | Full Exemption Threshold | Maximum Concession | Property Cap | |-------|-------------------------|-------------------|--------------| | NSW | $800,000 | ~$31,500 | $1,000,000 | | VIC | $600,000 | ~$31,000 | $750,000 | | QLD | Up to $700,000 | ~$17,350 | $800,000 | | WA | $450,000 (existing) | ~$17,000+ | $750,000 (new) | | SA | $650,000 | ~$29,500 | $700,000 | | TAS | 50% discount (no cap) | 50% savings | No cap | | ACT | Income tested | Full exemption | Income tested | | NT | $650,000 | ~$31,500 | $650,000 |
Figures are approximate and subject to change. Always verify with your state revenue office.
How to Claim Stamp Duty Concessions
Through Your Conveyancer
The most common method:
- Inform your conveyancer you're a first home buyer
- Complete the relevant concession application form
- Provide supporting documentation
- Conveyancer lodges with settlement
- Reduced duty calculated automatically
Documentation Required
Prepare these documents:
- Proof of identity (passport, driver's licence)
- Evidence of citizenship/residency
- Statutory declaration (first home buyer status)
- Contract of sale
- Proof you'll occupy the property
Application Timing
| State | Application Deadline | |-------|---------------------| | NSW | At settlement or within 12 months | | VIC | Before settlement | | QLD | At settlement | | WA | Within 12 months | | SA | At settlement | | TAS | At settlement | | ACT | Before settlement | | NT | At settlement |
Can Couples Both Claim Concessions?
When buying as a couple, special rules apply:
Both are first home buyers:
- Full concession typically applies
- Both must meet eligibility criteria
- Property in both names qualifies
One is a first home buyer, one isn't:
- Partial concession may apply
- Some states: proportional concession (50% if 50% ownership)
- Some states: no concession if either has owned before
- Rules vary significantly by state
Example (NSW): If you're a first home buyer but your partner has owned before, you generally won't qualify for the concession when buying jointly.
Stamp Duty on Off-the-Plan Purchases
Buying off-the-plan can provide additional stamp duty savings:
How it works:
- Duty calculated on contract date, not completion
- Deferred payment until settlement (often 1-2 years later)
- Some states calculate duty on land value only
States with Off-the-Plan Concessions:
| State | Off-the-Plan Benefit | |-------|---------------------| | NSW | Duty on earlier contract value | | VIC | Land transfer duty concession | | QLD | Duty deferral available | | WA | Duty on land value only | | SA | Standard calculations apply | | TAS | Standard calculations apply |
Common Questions About Stamp Duty Concessions
Do concessions apply to investment properties?
No. First home buyer stamp duty concessions only apply when you'll live in the property as your principal place of residence.
What if I've inherited property?
In most states, inheriting property doesn't disqualify you from first home buyer concessions, as long as you've never "purchased" property. Rules vary, so check with your state revenue office.
Can I get a refund if I already paid stamp duty?
If you paid stamp duty but were eligible for a concession, you may be able to claim a refund within a certain timeframe (usually 12-18 months). Contact your state revenue office.
Do concessions apply to vacant land?
Yes, most states offer separate concessions for vacant land purchases, though thresholds are typically lower than for houses.
What happens if I don't live in the property?
If you don't meet residency requirements (typically 6-12 months of living in the property), you may be required to pay back the stamp duty concession.
Are there penalties for false claims?
Yes. Falsely claiming first home buyer concessions can result in:
- Repayment of the full duty amount
- Interest and penalties
- Potential prosecution
Stamp Duty vs Other Costs
Understanding how stamp duty fits into your total purchase costs:
Example: $700,000 property in NSW (First Home Buyer)
| Cost | Without Concession | With FHB Concession | |------|-------------------|-------------------| | Stamp duty | $29,490 | $0 | | Conveyancing | $2,000 | $2,000 | | Inspections | $600 | $600 | | Loan fees | $500 | $500 | | Total Upfront | $32,590 | $3,100 | | Savings | - | $29,490 |
Frequently Asked Questions
How much stamp duty will I save as a first home buyer?
Savings depend on your state and property value. In NSW, you could save up to $31,490 on an $800,000 property. In Queensland, maximum savings are around $17,350. Use your state's stamp duty calculator for exact figures.
Do I need to apply for the concession?
Yes, you must apply for first home buyer concessions—they're not automatic. Your conveyancer typically handles this as part of settlement.
Can I still get concessions if I'm buying with someone who's not a first home buyer?
Rules vary by state. In some states, you may receive a proportional concession based on your ownership share. In others, you may not qualify at all. Check your state's specific rules.
Do stamp duty concessions apply to new and established homes?
In most states, yes. However, some states like WA have different thresholds for new versus established homes, with more generous concessions for new construction.
When do I have to pay stamp duty?
Stamp duty is typically due at settlement or shortly after (usually within 30 days). Some states allow deferral for off-the-plan purchases.
Take the Next Step
Stamp duty concessions can save first home buyers tens of thousands of dollars. Understanding what you're entitled to in your state ensures you don't miss out on these valuable savings.
At NJS Financial, we help first home buyers navigate all available concessions and grants. Our team can help you understand exactly what you'll pay and ensure you maximise your savings.
Ready to calculate your potential savings?
Use our borrowing capacity calculator to understand your budget, or complete our free health check for personalised advice on stamp duty concessions and first home buyer benefits in your state.
