Stamp Duty Exemptions for First Home Buyers in Australia: State-by-State Guide (2026)

Stamp duty is usually the second-largest upfront cost when buying a home, and most first home buyers don’t know they could pay nothing at all. In NSW, a first home buyer purchasing an $800,000 property pays zero transfer duty, a saving of roughly $30,000 compared to a standard buyer on the same purchase. In the ACT, the full exemption threshold extends to $1,020,000, the highest in Australia.¹ In Tasmania, a 100% exemption on existing homes up to $750,000 expires on 30 June 2026, fewer than six weeks from now.²

Every Australian state and territory offers first home buyers some form of stamp duty relief. The amounts, property thresholds, and eligibility rules differ enough between jurisdictions that what saves you nothing in one state saves you $35,000 in another. This guide covers every current concession, who qualifies, how much it’s worth, and the two time-sensitive situations you need to act on now.

How First Home Buyer Stamp Duty Exemptions Work

Stamp duty (officially transfer duty in most states) is a state or territory tax charged on property purchases. The standard rate is calculated on a sliding scale based on the purchase price, typically around 3% to 5% of the property value for mid-range purchases, though it varies by state. On a $700,000 home, a standard buyer might pay anywhere from $25,000 to $35,000 depending on where they’re buying.

First home buyer exemptions work one of two ways. A full exemption means you pay nothing below a set property value threshold. A concession means you pay a reduced rate on the amount above the threshold, so you’re never fully exempt, but you pay substantially less than standard rates. Some states offer both: full exemption below one threshold and a tapering concession up to a higher one.

The exemptions are administered by each state or territory revenue office. You apply through your conveyancer or lender at settlement, not directly to the government. Eligibility is confirmed at the time of application, so in some states, changes to thresholds or eligibility criteria affect you based on your contract date rather than your settlement date. Always verify the current position with your state revenue office before signing a contract.

Not sure which exemptions apply to your purchase? We confirm your full stamp duty position before you approach any lender. Book a free eligibility check.

Every State and Territory Compared

The table below shows the current first home buyer stamp duty position in each state and territory, verified from state revenue offices as of May 2026. Thresholds are subject to change at state budget time. Always confirm the current figures before you commit to a purchase.

State/Territory	Full exemption up to	Concession applies to	Applies to
NSW	$800,000	$800,001–$1,000,000	New and established homes
VIC	$600,000	$600,001–$750,000	New and established homes
QLD	New homes: full exemption (from 1 May 2025, no value cap on eligible builds) Established homes: sliding concession	Established homes: sliding scale to $800,000	Two-track system: new vs established. See QLD section below.
WA	$500,000 (Metro/Peel and Regional) ⚠️ WA Budget (7 May 2026) proposes increase to $600,000, pending parliamentary passage	$700,000 Metro/Peel; $750,000 Regional ⚠️ WA Budget proposes increase to $800,000 Metro, pending parliamentary passage	New and established homes. See full WA stamp duty guide for worked examples.
SA	No stamp duty exemption for first home buyers on established homes	N/A	SA first home buyers access the $15,000 FHOG on new builds but have no separate stamp duty concession.
TAS	$750,000 (existing homes) ⚠️ Expires 30 June 2026	N/A	100% exemption on established homes settled by 30 June 2026. No confirmed replacement after this date.
ACT	$1,020,000 (income limits apply)	$1,020,001–$1,455,000 (partial concession, max saving $35,238)	New and established homes. No FHOG in ACT. Income limit: $250,000 combined (adjusted for dependents).
NT	50% discount on homes up to $650,000	N/A	Territory Home Owner Discount applies in addition to the 50% stamp duty discount.

The Two Deadlines to Act On Now

Tasmania: 30 June 2026. The 100% stamp duty exemption on established homes valued up to $750,000 was introduced for contracts settled between 18 February 2024 and 30 June 2026.² Any TAS buyer purchasing an established home who hasn’t settled by 30 June 2026 misses the exemption entirely. On a $700,000 purchase, that is roughly $18,000 to $22,000 in duty that suddenly applies. No replacement concession has been announced. If you’re buying an established home in Tasmania, settlement date is now a financial decision.

WA proposed threshold changes: not yet law. The WA Government’s 7 May 2026 Budget announced proposed increases: the full exemption threshold rising from $500,000 to $600,000, and the Metro/Peel concession ceiling rising from $700,000 to $800,000.³ REIWA has updated its stamp duty calculator with these figures but includes a clear disclaimer that the changes are subject to the parliamentary process. They are not yet in effect. Plan your purchase around the current thresholds ($500,000/$700,000 Metro) until the enabling legislation passes. Check RevenueWA directly before signing any contract.

NSW, VIC and ACT: The Highest-Value Exemptions

These three jurisdictions offer the most generous stamp duty relief in dollar terms, though each has a different structure.

NSW. The full exemption threshold of $800,000 is the most practically useful in the country for buyers purchasing established homes at or below the Sydney market’s lower price bands. A first home buyer purchasing at exactly $800,000 saves approximately $30,412, the full standard stamp duty that would apply to that purchase price. The concession then tapers for purchases between $800,001 and $1,000,000. Above $1,000,000, standard rates apply. Both new and established homes qualify.¹

VIC. The $600,000 full exemption applies to new and established homes. The concession reduces the duty on purchases between $600,001 and $750,000 on a sliding scale. Victoria also runs a separate off-the-plan stamp duty concession that can significantly reduce duty on apartments and townhouses purchased before construction. Worth investigating separately if you’re buying off-the-plan.¹

ACT. The ACT offers the highest exemption threshold in Australia: $1,020,000 from 1 July 2025, with a maximum concession value of $35,238.⁴ The scheme replaced the ACT’s First Home Owner Grant entirely in 2019. It applies to both new and established homes, including vacant land. The income test is strict: combined gross income across all buyers and domestic partners must be under $250,000 per year (adjusted upward by $4,600 per dependent child). Above $250,000 combined income, the concession doesn’t apply. Verify the current income threshold directly at the ACT Revenue Office before relying on this figure.

QLD: New Builds and Established Homes Work Differently

Queensland runs a two-track stamp duty system for first home buyers, and confusing the two is one of the most common mistakes in the state.

For new homes, the First Home Concession provides a full duty exemption with no property value cap on eligible new builds from 1 May 2025.¹ This means a QLD first home buyer purchasing a qualifying new build at any price pays no transfer duty. Combined with the $30,000 FHOG (for contracts signed before 30 June 2026), this is the most generous first home buyer package in Australia for new build purchasers.

For established homes, the First Home Concession works differently. A sliding concession applies on properties valued up to $800,000. The amount saved depends on the purchase price: below $700,000, the concession is substantial; between $700,000 and $800,000, it tapers. Above $800,000, standard duty applies. There is no full exemption on established homes.

The QLD system rewards buyers who choose new builds and penalises those who assume the same rules apply to established homes. If you’re deciding between new and established in Queensland, the stamp duty difference is worth calculating before you commit to a property type.

Working out which stamp duty position applies to your specific property and purchase price is exactly the kind of thing to confirm before you sign. Book a free check or message us on WhatsApp at 0478 388 215.

WA, SA, TAS and NT

WA. The current thresholds give Metro/Peel buyers a full exemption up to $500,000 and a sliding concession to $700,000. Regional WA buyers have the same $500,000 exemption with the concession extending to $750,000. Given Perth’s median dwelling value well above $700,000 in most suburbs, the WA stamp duty concession currently benefits buyers of regional properties, house-and-land packages, or established homes in more affordable Perth locations more than established metro purchases. For the full WA breakdown with worked dollar examples, see the WA Stamp Duty guide.³

SA. South Australia does not offer a first home buyer stamp duty exemption on established homes. The $15,000 First Home Owner Grant is available on new builds valued up to $650,000, but there is no parallel stamp duty relief. SA first home buyers purchasing established properties pay standard transfer duty rates with no concession.

TAS. The 100% duty exemption on established homes valued up to $750,000 expires 30 June 2026. Buyers who settle before that date save roughly $20,000 to $22,000 on a $700,000 purchase. After the expiry, no replacement concession has been announced. TAS also offers the $10,000 FHOG on new builds with no property value cap, one of the few states where the grant has no upper limit.

NT. The Territory provides a 50% stamp duty discount on homes valued up to $650,000, on top of the Territory Home Owner Discount. Both apply at settlement through your conveyancer. The NT also offers the $10,000 FHOG and the $10,000 HomeBuild Access grant for eligible new builds.

How Stamp Duty Savings Stack With Your Other Entitlements

Stamp duty exemptions operate independently from the FHOG and the federal deposit schemes. You don’t need to choose between them. Eligible buyers access all applicable programs simultaneously.

Combination	Compatible?	Notes
Stamp duty exemption + FHOG	Yes	Both operate through state or territory programs. Apply for both at settlement.
Stamp duty exemption + federal 5% Deposit Scheme	Yes	Different government levels. Stack freely where eligible.
Stamp duty exemption + Help to Buy	Yes	State-level duty concession and federal shared equity program are independent.
Stamp duty exemption + First Home Super Saver Scheme	Yes	The FHSS helps you build your deposit inside super. Compatible with all state duty concessions.
ACT HBCS + federal 5% Deposit Scheme	Yes	Both can apply to the same purchase provided eligibility criteria for each are met.

The most valuable stacking scenario for most buyers is FHOG plus stamp duty exemption plus the federal 5% Deposit Scheme. A QLD buyer purchasing a $500,000 new home with a 5% deposit can access the $30,000 FHOG, a full stamp duty exemption, and avoid LMI: a combined benefit of roughly $55,000 on a single purchase, provided they meet the requirements for each program separately. Always check your eligibility for each program independently before assuming they all apply to your situation.

For more on the FHOG and federal deposit schemes and how they interact, see our First Home Buyer Grants and Schemes guide.

What Catches First Home Buyers Out

Assuming the same rules apply to new and established homes. In QLD, the stamp duty position for a new build and an established home is fundamentally different. In most other states, the exemption applies to both, but not in SA, where there’s no duty exemption on established homes at all. Check which property type you’re targeting before planning your budget.

Using estimated thresholds instead of current official figures. Stamp duty thresholds are updated at state budget time, often without major publicity. The WA thresholds changed in March 2025 and the ACT thresholds were indexed upward in July 2025. Always check the relevant state revenue office’s current published schedule before signing a contract.

Missing the TAS expiry. The 100% stamp duty exemption on existing TAS homes expires 30 June 2026. Buyers who discover this after they’ve found a property and started the purchase process often can’t settle in time. If you’re buying an established home in Tasmania, confirm your expected settlement date before signing.

Planning around WA’s proposed threshold increases before they pass parliament. The WA Budget announced proposed increases to $600,000 (full exemption) and $800,000 (Metro concession) on 7 May 2026. These are proposals, not law. REIWA and some calculators have already updated to reflect the proposed figures with parliamentary disclaimers. If you budget around them and they don’t pass before your settlement date, you pay duty at the current thresholds. Keep the current figures in your budget.

Overlooking the ACT’s income test. The ACT offers the highest exemption threshold in Australia, but the income test ($250,000 combined, adjusted for dependents) catches many dual-income Canberra households. Two buyers each earning $130,000 sit above the limit. Confirm your household income position against the current ACT Revenue Office threshold before assuming the ACT exemption applies.

Not checking whether the property type qualifies. Exemptions in most states apply to residential properties purchased as a principal place of residence. Investment properties, commercial properties, and in some cases properties with unusual configurations (large land holdings, properties with business premises) may not qualify. Your conveyancer confirms eligibility at settlement, but the earlier you know, the better positioned you are to adjust your purchase strategy.

Your Next Steps

1. Identify your state’s current thresholds from the official source. Revenue NSW, State Revenue Office Victoria, Queensland Revenue Office, RevenueWA, RevenueSA, State Revenue Office Tasmania, ACT Revenue Office, and NT Revenue all publish current schedules. Use the official source, not a third-party calculator, for your planning figure.
2. Confirm which property type your planned purchase falls into. New build, established home, off-the-plan, or house-and-land each trigger different eligibility in some states. In QLD particularly, new vs established determines the entire concession structure.
3. Check the TAS and WA time-sensitive situations now. TAS buyers: confirm your settlement date falls before 30 June 2026. WA buyers: plan on the current $500,000/$700,000 thresholds until parliament passes the new legislation.
4. Calculate your total stamp duty saving in dollar terms, not just as a percentage. A 100% exemption is worth very different amounts at different price points. Know the actual dollar figure before you plan your deposit and closing cost budget.
5. Confirm your stamp duty position alongside your FHOG and federal scheme eligibility in one assessment. All three programs apply at different points of the purchase process, but your eligibility for each needs to be confirmed before you apply for finance.

Frequently Asked Questions

Which state has the highest stamp duty exemption for first home buyers?

The ACT offers the highest exemption threshold in Australia: $1,020,000 for the 2025-26 financial year. The maximum concession value is $35,238. The scheme is income-tested at $250,000 combined gross income, adjusted for dependents. The ACT has no First Home Owner Grant, but the stamp duty saving effectively replaces it with a significantly higher value for most buyers in the territory.

Can I get both the FHOG and a stamp duty exemption?

Yes, in most states. The FHOG and stamp duty exemptions are separate programs administered by the same state revenue office but applied independently. An eligible NSW first home buyer purchasing an $800,000 new home can access both the $10,000 FHOG and pay zero stamp duty. Always confirm your eligibility for each program separately. Meeting the criteria for one doesn’t guarantee the other.

Does stamp duty apply on the full purchase price?

Yes, calculated on the higher of the purchase price or market value as assessed by the lender. If you’re below the full exemption threshold, you pay nothing on the entire amount. If you’re within the concession range, you pay the concessional rate only on the amount above the full exemption threshold, not on the total purchase price.

What happens to stamp duty if I buy in SA as a first home buyer?

South Australia does not offer a first home buyer stamp duty exemption on established homes. You pay standard transfer duty rates. SA first home buyers can access the $15,000 FHOG on new builds and the federal 5% Deposit Scheme, but there is no separate stamp duty relief running alongside these programs for established property purchases.

Is the WA stamp duty threshold increase confirmed?

Not yet. The WA Government announced proposed increases on 7 May 2026: full exemption rising to $600,000 and the Metro/Peel concession ceiling rising to $800,000. Both are subject to the parliamentary process and are not yet law as of the date of this article. Plan your purchase around the current operative thresholds ($500,000/$700,000 Metro) and check RevenueWA for the current status before signing any contract.

Do stamp duty exemptions apply to investment properties?

No. First home buyer stamp duty exemptions in all states require the property to be purchased as your principal place of residence. You must move in and occupy the property for a minimum period (typically 12 months within the first year of ownership, though this varies by state). Investment properties, even if purchased by a first home buyer, pay standard transfer duty rates with no concession.

This article contains general information only and does not constitute financial, legal, or credit advice. It does not take into account your personal financial situation, objectives, or needs. Stamp duty thresholds, concession rates, and eligibility criteria are set by state and territory governments and change at budget time. Some figures noted in this article are proposed changes subject to the parliamentary process and are not yet law. Before acting on any information in this article, you should consider whether it is appropriate for your circumstances and seek professional advice from a licensed mortgage broker, conveyancer, or solicitor. Eligibility for stamp duty concessions is confirmed through the relevant state or territory revenue office at settlement. Broker360 Pty Ltd is not responsible for any actions taken based solely on the content of this article. Information is accurate as of May 2026 and is subject to change.

Sources

1. State and territory stamp duty thresholds for first home buyers: Revenue NSW (revenue.nsw.gov.au); State Revenue Office Victoria (sro.vic.gov.au); Queensland Revenue Office (qro.qld.gov.au). NSW full exemption $800,000, concession to $1,000,000. VIC full exemption $600,000, concession to $750,000. QLD new builds: full exemption from 1 May 2025; established homes: sliding concession to $800,000. All figures accurate as of May 2026 and subject to state budget changes. Verify current thresholds with the relevant state revenue office before committing to a purchase.
2. State Revenue Office Tasmania, first home buyer duty relief. 100% duty exemption on existing homes valued up to $750,000 settled between 18 February 2024 and 30 June 2026. No confirmed replacement announced as of May 2026. Verify current status at sro.tas.gov.au.
3. RevenueWA, First Home Owner Rate of Duty. Current thresholds effective from 21 March 2025: full exemption $500,000, concession to $700,000 Metro/Peel and $750,000 Regional WA. WA State Budget (7 May 2026) proposes increasing full exemption to $600,000 and Metro concession ceiling to $800,000, subject to parliamentary passage, not yet law. Check wa.gov.au/revenueWA for current status. For worked examples, see Broker360’s WA Stamp Duty guide.
4. ACT Revenue Office, Home Buyer Concession Scheme. Full duty exemption up to $1,020,000 (from 1 July 2025, indexed annually). Maximum concession $35,238. Income threshold: combined gross income under $250,000 (adjusted $4,600 per dependent child). Applies to new and established homes. Verify current income thresholds and eligibility at revenue.act.gov.au.

Stamp duty is the cost that surprises most first home buyers when they see the final settlement statement. Knowing your number before you start shopping changes how you budget and which properties you look at. Book a free eligibility check here.