WA Stamp Duty Concessions for First-Home Buyers: Save Up to $27,000 | Broker360

Buying your first home in Western Australia comes with significant upfront costs, but stamp duty is one of them you may not need to pay at all. Under current legislation, eligible first home buyers pay zero transfer duty on properties up to $500,000, with concessional rates available up to $700,000 in metro areas and $750,000 in regional WA. On a $480,000 Perth home, that’s a saving of roughly $17,000 to $20,000 at settlement.¹

And the thresholds may be about to rise further. The WA Government’s 7 May 2026 Budget announced proposed increases to $600,000 for the full exemption and $800,000 for the Metro concession ceiling, pending the parliamentary process. Those changes aren’t law yet, but buyers need to understand both the current position and what’s proposed, so they plan around the right figures.

This guide explains exactly how the First Home Owner Rate works, what you can save under current thresholds, what the proposed changes mean, and how to make sure your application goes through correctly at settlement.

Where WA Stamp Duty Sits in 2026

WA’s first home buyer stamp duty thresholds were updated in March 2025, lifting the full exemption from $430,000 to $500,000 and extending the Metro/Peel concession ceiling from $530,000 to $700,000. That was the most significant revision to the First Home Owner Rate in years, and it brought WA closer to the thresholds available in NSW and VIC.¹

The WA property market has continued to move since then. Perth’s median dwelling value now sits well above $700,000 in most metro suburbs. The current concession ceiling still excludes a large share of established home purchases. That’s part of what the May 2026 Budget announcement is responding to, though the proposed threshold increases remain subject to parliamentary passage.

For buyers purchasing new builds and house-and-land packages, the concession is more accessible. Construction prices on eligible packages frequently land within the current thresholds, and a new build can stack the stamp duty concession on top of the $10,000 First Home Owner Grant and the federal 5% Deposit Scheme simultaneously.

Comparing WA’s concessions with other states? See how every state and territory’s stamp duty position stacks up in our First Home Buyer Stamp Duty: Australia-wide guide.

Not sure whether your property falls within the current thresholds or the proposed ones? We can confirm your stamp duty position before you make an offer. Book a free eligibility check.

What Is the WA First Home Owner Rate (FHOR)

The First Home Owner Rate (FHOR) is a reduced or nil stamp duty rate available to eligible first home buyers in Western Australia. It’s legislated under Sections 141 to 146 of the Duties Act 2008 (WA) and administered by RevenueWA.

FHOR is linked to the First Home Owner Grant (FHOG). If you’re eligible, or would have been eligible, for the FHOG, you’ll generally also qualify for FHOR. Depending on your property’s value, this means either paying no stamp duty at all or paying a discounted concessional rate up to the relevant threshold.

One point most buyers miss: you don’t need to buy a brand-new home to access FHOR. Established homes in Perth, Peel, Bunbury, Geraldton, Mandurah, and other WA locations can all qualify, provided the property value falls within the applicable threshold.

Who Qualifies for the WA Stamp Duty Concession

To qualify for FHOR in WA, you must meet all of the following criteria at the time of settlement:

• Australian residency. At least one applicant must be an Australian citizen or permanent resident.
• First-time buyer. You and your spouse or partner must not have previously owned residential property in Australia.
• Intended residence. The home must be your principal place of residence for at least six consecutive months, starting within 12 months of settlement or building completion.
• Price thresholds. The property value must fall within the WA FHOR thresholds. Different thresholds apply for Metro/Peel, Regional WA, and vacant land.

All buyers on the contract must meet these criteria. If one applicant has previously owned residential property in Australia, the FHOR concession is generally unavailable for the entire purchase. This is one of the most common eligibility errors we see at application stage.

If you’re unsure whether your circumstances qualify, confirm your position with a broker before you sign any contract. Getting it wrong doesn’t just cost the stamp duty. It can affect your broader purchase budget if you’ve planned your settlement costs around the concession.

Current Thresholds and the Proposed Budget Changes

The tables below show the current operative FHOR thresholds: what applies right now based on your contract date and property location.

Established homes and new builds (including house and land packages)

Region	Full exemption (no duty)	Concession range	Concessional rate	Full duty applies above
Metro / Peel	Up to $500,000	$500,001 to $700,000	$13.63 per $100 over $500,000	$700,001
Regional WA	Up to $500,000	$500,001 to $750,000	$11.89 per $100 over $500,000	$750,001

Vacant land (statewide)

Location	Full exemption (no duty)	Concession range	Concessional rate
Metro and Regional WA	Up to $350,000	$350,001 to $450,000	$15.39 per $100 over $350,000

If your property value sits entirely below the no-duty threshold, you pay zero stamp duty at settlement. This applies to both the property type and your buyer classification. Only first home buyers accessing FHOR get these rates.

Proposed Budget changes: pending parliamentary passage

The WA Government’s 7 May 2026 Budget announced proposed threshold increases that would significantly expand the concession if passed. These are not yet law as of the date of this article. Build your purchase budget around the current thresholds above until the legislation is enacted.

Threshold type	Current (in effect)	Proposed (pending parliament)
Homes: full exemption	$500,000	$600,000
Homes: Metro concession ceiling	$700,000	$800,000
Vacant land: full exemption	$350,000	$450,000
Vacant land: concession ceiling	$450,000	$550,000
FHOG cap (south of 26th parallel)	$750,000	$800,000 (proposed, also proposed to delink from stamp duty eligibility)

Check RevenueWA for the current status of these proposed changes before signing any contract.

Real WA Stamp Duty Examples

The following examples use the current operative thresholds. Where the proposed changes would materially affect an example, a note appears below the result.

Example 1: $480,000 established home in Perth (Metro / Peel)

The purchase price of $480,000 falls entirely within the $500,000 no-duty threshold for Metro/Peel.

Result: $0 stamp duty. This is an immediate saving of roughly $17,000 to $20,000 compared to a non-first-home buyer paying standard rates on the same property.

Example 2: $600,000 home in Perth (Metro / Peel)

The first $500,000 is fully exempt. The remaining $100,000 is charged at the concessional Metro rate of $13.63 per $100 over $500,000.

Calculation: $100,000 divided by 100, multiplied by $13.63 = $13,630

Result: $13,630 in stamp duty, compared to more than $22,000 at standard rates. Saving: approximately $8,370.

Under the proposed Budget changes (pending parliamentary passage), a $600,000 purchase would fall within the proposed $600,000 full exemption threshold, bringing the stamp duty to $0. Do not plan your budget around this until the legislation passes.

Example 3: $680,000 home in regional WA (e.g. Bunbury or Geraldton)

The first $500,000 is fully exempt. The remaining $180,000 is charged at the Regional WA concessional rate of $11.89 per $100 over $500,000.

Calculation: $180,000 divided by 100, multiplied by $11.89 = $21,402

Result: $21,402 in stamp duty, a saving of roughly $6,000 to $7,000 compared to standard rates.

Example 4: $390,000 vacant land in Mandurah (Peel region)

The no-duty threshold for vacant land is $350,000. Only the amount above $350,000 ($40,000) is taxed, at the concessional land rate of $15.39 per $100 over $350,000.

Calculation: $40,000 divided by 100, multiplied by $15.39 = $6,156

Result: $6,156 in stamp duty, roughly half what a non-first-home buyer would pay on the same parcel.

Under the proposed Budget changes (pending parliamentary passage), the vacant land full exemption threshold is proposed to rise to $450,000, which would bring a $390,000 land purchase to $0 stamp duty. Do not plan your budget around this until the legislation passes.

Foreign Buyer Duty Surcharge

If any buyer on the contract is a foreign person, WA charges a 7% foreign transfer duty surcharge on that person’s share of the purchase, even if the rest of the transaction qualifies for the FHOR first home buyer concession.

Example: mixed residency purchase

Kate (Australian citizen) and Simon (foreign buyer) purchase a $400,000 home 50/50.

Base transfer duty: $0. The property value is under $500,000 and the purchase otherwise qualifies for FHOR.

Foreign surcharge on Simon’s share: 7% of $200,000 = $14,000 in additional duty.

Total duty payable: $14,000

If even one applicant is a foreign person, factor the surcharge into your settlement cost estimate before signing an offer and acceptance. The surcharge applies to that person’s proportionate share regardless of the base duty position.

How to Apply and What to Do If You Already Paid

In most cases your broker or settlement agent handles the FHOR application as part of your settlement process. You don’t submit it separately or wait for a payment. It’s assessed at settlement and reduces the duty you pay on the day.

The application process

1. Complete Form F-FHOG1 (First Home Owner Grant and First Home Owner Rate application)
2. Submit through your broker, lender, or directly via the RevenueWA portal
3. If eligible, RevenueWA issues a Form FDA7 approval letter
4. Your settlement agent lodges the signed contract plus Form FDA7 so the concessional duty is assessed before or at settlement

If you already paid full duty

If you paid standard transfer duty at settlement and believe you qualified for FHOR, you may be able to claim a refund through RevenueWA reassessment.

1. Apply for reassessment via the RevenueWA online portal
2. Attach your contract of sale or land transfer document
3. Attach the Certificate of Duty showing what was paid

RevenueWA reassesses and refunds any overpaid amount directly to you. The deadline matters:

• Homes: You generally have 12 months from settlement to request reassessment
• Vacant land: You generally have 12 months from the date you start living in the completed home, or 3 months after your First Home Owner Grant is paid, whichever is later

If you miss these windows, the refund opportunity typically closes. Contact a broker or RevenueWA directly if you think you may have overpaid and are unsure of your timeframe.

What Catches WA First Home Buyers Out

Planning around the proposed Budget thresholds before they pass parliament. The 7 May 2026 Budget announcement of $600,000/$800,000 thresholds generated significant coverage. Some buyers are already assuming the higher figures apply to their purchase. They don’t. Not yet. If you sign a contract and settle before the legislation passes, you pay duty at the current thresholds. Build your closing cost budget around $500,000/$700,000 (Metro) until parliament acts.

Assuming established homes don’t qualify. Many first home buyers believe the stamp duty concession only applies to new builds. It doesn’t. Established homes in Perth, Peel, and regional WA qualify for FHOR provided the property value sits within the relevant threshold. Missing this means buyers sometimes overpay when they didn’t need to.

One applicant’s ownership history disqualifying the entire purchase. If you’re buying with a partner, sibling, or friend, every person on the contract must meet the first home buyer criteria. One co-buyer who previously owned property in Australia removes the FHOR eligibility for the whole purchase. Confirm the ownership history of all applicants before you commit to a joint purchase structure.

Missing the 12-month reassessment deadline. If you paid full duty at settlement and later realised you may have qualified, you have 12 months from settlement to apply for reassessment. This window closes without notice. Don’t wait to investigate.

Forgetting to disclose a co-buyer who is a foreign person. The 7% foreign buyer surcharge applies to a co-buyer’s proportionate share even if the rest of the purchase qualifies for FHOR. Not disclosing this upfront means the surcharge becomes a surprise at settlement or a liability later through a RevenueWA audit.

Confusing the FHOG cap with the FHOR threshold. The First Home Owner Grant currently has a value cap of $750,000 for properties south of the 26th parallel. The FHOR stamp duty thresholds are separate: $500,000 full exemption and $700,000 concession ceiling (Metro/Peel). These are different numbers for different programs. A property can qualify for the FHOG without qualifying for the stamp duty concession and vice versa.

Your Next Steps

1. Confirm the current operative thresholds at RevenueWA before you make an offer. The proposed Budget changes are not yet law. Use the current $500,000/$700,000 Metro figures for your settlement cost calculations until parliament enacts the increase.
2. Confirm the ownership history of every buyer on the contract. FHOR eligibility applies to all applicants collectively. One person’s prior ownership removes the concession for everyone.
3. Check whether your planned property type qualifies. Established homes, new builds, off-the-plan, and house-and-land packages can all qualify, but the threshold and concession rate differ for vacant land. Know which category your purchase falls into before you calculate your stamp duty position.
4. Factor the foreign buyer surcharge into your budget if any applicant is a foreign person. Get this confirmed before you sign, not after.
5. If you’ve already paid full duty and think you qualified for FHOR, act within 12 months of settlement. Apply for reassessment through the RevenueWA portal before the refund window closes.
6. Confirm your stamp duty position alongside your other first home buyer entitlements in one assessment. The FHOG, FHOR, the federal 5% Deposit Scheme, and Help to Buy all interact. Confirm all four before you approach a lender.

Frequently Asked Questions

Do I qualify for a stamp duty exemption if I buy an established home?

Yes, in most cases. FHOR applies to established homes as well as new builds, provided the property value falls within the applicable threshold and you meet all other eligibility criteria. You don’t need to purchase a newly constructed property to access the concession.

Can I combine the stamp duty concession with the First Home Owner Grant?

Yes. FHOR and the FHOG are separate programs that apply to the same purchase. If you meet the eligibility criteria for both, you can access both at settlement. The FHOG provides a $10,000 cash payment; FHOR reduces or eliminates your stamp duty obligation. Both apply through RevenueWA using the same Form F-FHOG1 application.

What happens if I don’t live in the home for six months?

If you fail to occupy the property as your principal place of residence for at least six consecutive months within 12 months of settlement, you may be required to repay the stamp duty saving. RevenueWA conducts compliance checks. If your circumstances change after settlement and you’re unable to meet the residency requirement, contact RevenueWA before the 12-month window expires.

Does the foreign buyer surcharge apply even if I qualify for FHOR?

Yes. The 7% foreign transfer duty surcharge applies to a foreign buyer’s proportionate share of the purchase regardless of whether the rest of the transaction qualifies for FHOR. The two operate independently. If any co-buyer is a foreign person, calculate the surcharge separately from the FHOR concession position.

How do shared equity arrangements affect stamp duty in WA?

In a shared equity arrangement, stamp duty is calculated on your proportionate share of the property value. For example, if you purchase 70% of a $400,000 home through Keystart Shared Ownership, duty is calculated on your $280,000 share only. This can significantly reduce your upfront costs. Confirm the specific duty treatment for your arrangement with your settlement agent before exchange.

What is the maximum stamp duty saving under current thresholds?

Under current thresholds, the maximum saving for Metro/Peel buyers is approximately $27,000, representing the full standard duty that would otherwise apply at the $700,000 concession ceiling. For regional WA buyers, the maximum saving at the $750,000 Regional ceiling is approximately $30,000. If the WA Government’s proposed Budget changes pass parliament (raising the Metro ceiling to $800,000), both figures would increase. Check RevenueWA for the current operative thresholds before relying on any savings estimate.

Are the proposed WA Budget threshold increases already in effect?

No. The WA Government announced proposed increases on 7 May 2026 as part of the state Budget. The changes are subject to the parliamentary process and are not yet law as of the date of this article. REIWA and some online calculators have updated to reflect the proposed figures with parliamentary disclaimers, but the current operative thresholds remain $500,000 (full exemption) and $700,000 (Metro concession ceiling). Verify the current status directly at RevenueWA before signing any contract.

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 the WA Government and subject to change. Some figures referenced 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 FHOR is confirmed through RevenueWA 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. RevenueWA, First Home Owner Rate of Duty, Duties Act 2008 (WA) Sections 141 to 146. Current thresholds effective from 21 March 2025: full exemption $500,000, concession to $700,000 Metro/Peel at $13.63 per $100 over $500,000, $750,000 Regional at $11.89 per $100 over $500,000. Vacant land: full exemption $350,000, concession to $450,000 at $15.39 per $100 over $350,000. Foreign buyer surcharge: 7% of the foreign person’s proportionate share. wa.gov.au/revenueWA. All figures subject to change. Verify current thresholds directly with RevenueWA before committing to a purchase.
2. WA State Budget, 7 May 2026. Proposed increases to First Home Owner Rate thresholds: full exemption rising to $600,000, Metro concession ceiling rising to $800,000 (homes); full exemption rising to $450,000, concession to $550,000 (vacant land). FHOG cap proposed to increase to $800,000 and delink from stamp duty eligibility. All proposed changes subject to parliamentary passage. Not yet law as of May 2026. REIWA has updated its stamp duty calculator to reflect proposed figures with a parliamentary disclaimer. wa.gov.au.

Your stamp duty position is one of the first things to confirm before you start comparing properties. Knowing your real settlement cost changes how you budget, what you offer, and which properties are actually within reach. Book a free eligibility check here.