First Home Buyer Stamp Duty

In 2026–27, a first home buyer purchasing an established home pays no stamp duty up to $800,000 in NSW, up to $600,000 in Victoria and Western Australia, up to about $700,000 in Queensland, and at any price in the ACT. South Australia gives relief only on new homes, and Tasmania and the Northern Territory have no first home buyer stamp duty concession for established homes.

Above each exemption threshold there's usually a concession band where you pay reduced duty, before full duty applies.

Quick action: Calculate your first home buyer stamp duty — tick "First home buyer" and choose your property type.

First home buyer stamp duty rules by state (2026–27)

State	No duty up to	Reduced duty up to	How the concession works
NSW	$800,000	$1,000,000	Duty rises in a straight line from $0 at $800,000 to full duty at $1m
VIC	$600,000	$750,000	Full duty is scaled down by where the price sits between $600,000 and $750,000
QLD	about $700,000 (concession of up to $17,350)	$800,000	A fixed amount comes off the home concession duty, falling by $1,735 for each $10,000 band from $710,000
WA	$600,000	$800,000	$16.15 for every $100 above $600,000 (from 7 May 2026)
SA	New homes only: no cap	—	Full relief on eligible new homes and vacant land for building one; no relief on established homes
TAS	No concession	—	The established-home exemption ended on 30 June 2026
ACT	No cap	—	Home Buyer Concession Scheme: no duty at any price, no income test, from 1 July 2026
NT	No concession	—	No first home buyer stamp duty concession

Established homes, contracts entered in 2026–27. New homes and vacant land can have different rules — see below.

How much stamp duty will I pay as a first home buyer?

First home buyer stamp duty on an established home, 2026–27:

Price	NSW	VIC	QLD	WA	SA	TAS	ACT	NT
$500,000	$0	$0	$0	$0	$21,330	$18,248	$0	$23,929
$600,000	$0	$0	$0	$0	$26,830	$22,498	$0	$29,700
$700,000	$0	$24,713	$0	$16,150	$32,330	$26,748	$0	$34,650
$800,000	$0	$43,070	$21,850	$32,300	$37,830	$31,185	$0	$39,600
$900,000	$19,594	$49,070	$26,350	$37,466	$43,330	$35,685	$0	$44,550

Calculated with the MoneyWiseCalc stamp duty engine (v1.2.0-fy2026-27). Duty only — registration fees are extra. NSW and VIC results were cross-checked against the Revenue NSW and SRO Victoria online calculators.

The gap is widest around $700,000: a first home costs $0 in duty in NSW, Queensland and the ACT, but $34,650 in the Northern Territory.

How the concession bands work

NSW — First Home Buyers Assistance Scheme

No duty on a home valued at $800,000 or less. Between $800,000 and $1,000,000, duty rises evenly from $0 to the full duty payable on a $1m home. For example, a $900,000 home attracts $19,593.50 — half of the full duty on $1m. At $1m or more, full duty applies. For vacant land the thresholds are $350,000 and $450,000.

Victoria

No duty on a home valued at $600,000 or less. Between $600,001 and $750,000 you pay a reduced amount that increases as the price approaches $750,000 — for example $11,356 at $650,000 and $24,713 at $700,000. Above $750,000, full duty applies.

Queensland

Queensland home buyers first pay the lower home concession rate, then first home buyers subtract a first home concession of up to $17,350. That is enough to remove duty entirely on homes up to about $700,000. From $710,000 the concession falls by $1,735 for each $10,000 band, reaching nil at $800,000. For example, a $730,000 first home attracts $6,555. Queensland's revenue office has tightened eligibility for agreements from 1 August 2026, so check the current criteria.

Western Australia

From 7 May 2026 the first home owner rate charges no duty on homes up to $600,000, then $16.15 for every $100 (or part) above $600,000, up to $800,000. That's $16,150 on a $700,000 home. For vacant land it's no duty up to $450,000, then $20.14 per $100 above that, up to $550,000.

South Australia

First home buyers pay no stamp duty on an eligible new home, or on vacant land to build one, with no price cap for contracts from 6 June 2024. There's no concession on established homes. You must live in the home as your principal place of residence for at least six continuous months, starting within 12 months of settlement.

ACT

From 1 July 2026 the Home Buyer Concession Scheme has no property price cap and no income test, so eligible buyers pay no duty at any price. Every buyer must be 18 or older, and no buyer (or their domestic partner) can have owned property in the last five years. At least one buyer must live in the home as their principal residence for at least 12 months, starting within one year of settlement.

Tasmania and the Northern Territory

Tasmania's 100% exemption for first home buyers of established homes ended for transactions settling after 30 June 2026. The Northern Territory has no first home buyer duty concession; buyers of eligible house and land packages may qualify for a separate exemption.

New homes, vacant land and off-the-plan

Several states give extra help for new homes. Queensland first home buyers pay no transfer duty on an eligible new home regardless of price, and South Australia's relief applies only to new homes. Victoria, the ACT and others have separate off-the-plan concessions. Choose "New home" or "Vacant land" in the stamp duty calculator to apply the right rules, and check your state's revenue office for the eligibility conditions.

Things that can cost you the concession

You or your partner have owned property before. Most schemes are for people who've never owned a home in Australia; the ACT's looks back five years.
You don't move in. Every scheme requires at least one buyer to live in the home for a minimum period.
The price is over the limit. Thresholds apply to the dutiable value, which is the price or the market value if higher.
Buying with someone who isn't eligible. Rules for joint purchases vary by state.

Don't forget registration fees

Concessions reduce stamp duty, not land title registration fees. You'll still pay a transfer fee and, with a home loan, a mortgage fee — from about $360 in NSW and the NT to several thousand dollars in South Australia. See stamp duty and government fees.

Frequently asked questions

Do first home buyers pay stamp duty in Australia?

It depends on the state and price. In 2026–27, first home buyers of established homes pay no duty up to $800,000 in NSW, $600,000 in Victoria and WA, about $700,000 in Queensland, and at any price in the ACT. Tasmania and the NT have no concession, and South Australia's applies only to new homes.

Which state is best for first home buyers?

For stamp duty on an established home, the ACT, because its concession has no price cap in 2026–27. NSW has the highest threshold among the states at $800,000.

Does the first home owner grant affect stamp duty?

They're separate. The First Home Owner Grant is a payment, generally for new homes, while stamp duty concessions reduce the duty you pay. You may be eligible for both.

Can I still get the concession if my partner has owned a home?

Usually not. Most states assess both buyers and their spouses or domestic partners. Check your state's rules before you sign.

Stamp duty calculator (all states)
Stamp Duty Index 2026–27 — every state compared
LMI for first home buyers — the other big upfront cost, and the schemes that waive it
Stamp duty by state

Sources (checked 30 September 2026)

Revenue NSW (First Home Buyers Assistance Scheme and calculator); State Revenue Office Victoria (first home buyer duty exemption or concession, and duty calculator); Queensland Revenue Office (home concession rates and first home concession); WA Government duties fact sheet — first home owner rate from 7 May 2026; RevenueSA (first home buyer relief, eligible properties); State Revenue Office Tasmania (first home buyers of established homes duty relief); ACT Revenue Office (ACT Budget 2026–27 updates); NT Territory Revenue Office.

Important: General information only. Eligibility rules are detailed and change often — confirm with your conveyancer and your state revenue office before relying on a concession.

First Home Buyer Stamp Duty by State (2026–27)