Last updated: March 2026
Stamp Duty for First Home Buyers 2026: State-by-State Exemptions & Concessions
Stamp duty — or transfer duty as it’s officially known in most states — is one of the largest upfront costs when buying property in Australia. On a $700,000 home, it can easily exceed $25,000. But here’s the good news: every state and territory offers first home buyers either a full exemption or a generous concession, potentially saving you thousands or even eliminating the bill entirely.
In this complete guide for 2026, we’ll explain what stamp duty is, how it’s calculated, break down the exemptions and concessions available in every state and territory, walk through worked examples for buyers in each capital city, and show you how to stack stamp duty savings with other government schemes for maximum benefit.
What Is Stamp Duty?
Stamp duty is a state government tax charged on property transactions. Every time a property changes hands, the buyer is required to pay stamp duty to the state or territory revenue office. It’s sometimes called transfer duty, conveyance duty, or simply “stamp duty” — the terms are used interchangeably.
The tax is calculated as a percentage of the property’s purchase price (or market value, whichever is higher). It uses a sliding scale, meaning the more expensive the property, the higher the rate. Each state sets its own rates, thresholds, and exemptions, which is why stamp duty varies significantly depending on where you buy.
How Is Stamp Duty Calculated?
Stamp duty is calculated on a tiered, progressive scale — similar to income tax brackets. You don’t pay a single flat rate on the whole purchase price. Instead, different portions of the price are taxed at different rates, with higher slices taxed more heavily.
For example, in New South Wales, the general stamp duty rates (before any first home buyer concessions) look something like this:
- $0 – $17,000: $1.25 per $100
- $17,001 – $36,000: $1.50 per $100
- $36,001 – $97,000: $1.75 per $100
- $97,001 – $364,000: $3.50 per $100
- $364,001 – $1,214,000: $4.50 per $100
- Over $1,214,000: $5.50 per $100
On a $700,000 property in NSW, the standard stamp duty bill would be approximately $26,000–$27,000 before any concessions. That’s a massive sum on top of your deposit, legal fees, and other buying costs. Thankfully, first home buyer exemptions can eliminate or drastically reduce this amount.
State-by-State First Home Buyer Exemptions & Concessions (2026)
Below is a comprehensive overview of the stamp duty exemptions and concessions available to first home buyers in each state and territory as at March 2026. Always check with your state’s revenue office for the most current thresholds, as these can change with state budgets.
| State / Territory | Full Exemption Threshold | Concession Range | Property Type |
|---|---|---|---|
| New South Wales | Up to $800,000 | $800,001 – $1,000,000 | New & existing |
| Victoria | Up to $600,000 | $600,001 – $750,000 | New & existing |
| Queensland | Uncapped (new homes) | Up to $700,000 (existing) | New: full exemption; Existing: concession |
| Western Australia | Up to $530,000 | $530,001 – $400,000* | New & existing |
| South Australia | Uncapped (new homes) | N/A (existing: no concession) | New builds only for exemption |
| Tasmania | Up to $750,000 | N/A | New & existing (50% discount) |
| ACT | Up to $1,000,000 | Concessions vary above threshold | New & existing |
| Northern Territory | Up to $650,000 | N/A | New & existing |
*WA concessions apply on a sliding scale for properties between $530,001 and $400,000 for off-the-plan/new builds. Always confirm with the WA Office of State Revenue.
Let’s break down each state in more detail.
New South Wales
NSW offers one of the most generous first home buyer stamp duty exemptions in the country. If your property costs $800,000 or less, you pay zero stamp duty. For properties between $800,001 and $1,000,000, you receive a sliding concession that reduces your stamp duty bill progressively. Above $1,000,000, no first home buyer concession applies.
This applies to both new and existing properties, making NSW particularly attractive for first home buyers purchasing in the sub-$800,000 bracket. On an $800,000 home, you’d save roughly $31,000 compared to the standard stamp duty bill.
Victoria
Victoria provides a full stamp duty exemption for first home buyers purchasing properties valued at $600,000 or less. A sliding concession applies for properties between $600,001 and $750,000. The exemption and concession apply to both new and existing homes. Victoria also abolished stamp duty for commercial and industrial properties in favour of an annual tax, but residential stamp duty remains in place.
Queensland
Queensland takes a unique approach. First home buyers purchasing a new home (including house-and-land packages, new builds, and substantially renovated homes) receive a full stamp duty exemption with no price cap. This is exceptionally generous — even a $900,000 new build would attract zero stamp duty for an eligible first home buyer.
For existing homes, a concession applies for properties up to $700,000, with a sliding scale that phases out at higher values. This makes Queensland one of the best states for first home buyers purchasing new builds.
Western Australia
WA offers a full stamp duty exemption for first home buyers on properties valued up to $530,000. A concessional rate applies for properties above this threshold, particularly for off-the-plan and new-build purchases. The thresholds are lower than the eastern states, but WA’s lower median property prices mean many first home buyers can still benefit.
South Australia
South Australia offers a complete stamp duty exemption for first home buyers purchasing new homes with no price cap — similar to Queensland’s approach for new builds. However, there is no stamp duty concession for existing homes, which means first home buyers purchasing established properties pay the full standard rate. This policy is designed to incentivise new housing construction.
Tasmania
Tasmania provides a 50% stamp duty discount for eligible first home buyers on properties valued up to $750,000. While it’s not a full exemption, the 50% reduction still represents significant savings. On a $500,000 property, standard stamp duty in Tasmania would be around $18,000, so the first home buyer discount would save you approximately $9,000.
Australian Capital Territory
The ACT has one of the highest exemption thresholds in the country, with first home buyers paying no stamp duty on properties up to $1,000,000. Given that most homes in Canberra fall within this range, the vast majority of first home buyers in the ACT will pay zero stamp duty. The ACT is also progressively transitioning from stamp duty to an annual land tax for all property transactions, but for now, the exemption remains the primary benefit for first home buyers.
Northern Territory
The NT offers a stamp duty exemption for first home buyers on properties valued up to $650,000. Given the lower median property prices in Darwin and regional areas, this threshold covers the majority of first home purchases in the Territory.
Worked Examples by Capital City
Here’s what stamp duty looks like in practice for a first home buyer in each capital city, assuming purchase of an existing property at a typical entry-level price point:
| City | Purchase Price | Standard Stamp Duty | First Home Buyer Pays | Saving |
|---|---|---|---|---|
| Sydney | $750,000 | ~$29,000 | $0 (exempt) | $29,000 |
| Melbourne | $580,000 | ~$30,000 | $0 (exempt) | $30,000 |
| Brisbane | $620,000 | ~$17,000 | ~$8,500 (concession) | $8,500 |
| Perth | $500,000 | ~$17,800 | $0 (exempt) | $17,800 |
| Adelaide | $550,000 | ~$22,000 | $22,000 (existing home) | $0 |
| Hobart | $500,000 | ~$18,000 | ~$9,000 (50% discount) | $9,000 |
| Canberra | $700,000 | ~$24,000 | $0 (exempt) | $24,000 |
| Darwin | $450,000 | ~$20,000 | $0 (exempt) | $20,000 |
Note: The Adelaide example assumes an existing property purchase. If buying a new build in SA, the stamp duty would be $0. Brisbane assumes an existing home; a new build in QLD would also be $0.
When Do You Pay Stamp Duty?
Stamp duty is typically due at or shortly after settlement — the date when ownership of the property is officially transferred to you. The exact timing varies by state:
- NSW: Within 3 months of contract exchange
- VIC: Within 30 days of settlement
- QLD: Within 30 days of settlement
- WA: Within 2 months of settlement
- SA: Within 60 days of settlement
- TAS: Within 3 months of settlement
- ACT: Within 14 days of settlement
- NT: Within 60 days of settlement
Your solicitor or conveyancer will typically handle the stamp duty payment on your behalf as part of the settlement process. If you’re eligible for an exemption or concession, they’ll lodge the relevant application with the state revenue office. Make sure to inform your conveyancer that you’re a first home buyer at the outset so they can apply the correct concessions.
Stacking Stamp Duty Savings With Other Schemes
Stamp duty exemptions and concessions can be combined with most other government first home buyer programs. This is where the real savings stack up:
- First Home Owner Grant (FHOG): Get up to $10,000–$30,000 for a new build AND pay zero stamp duty. In some states, this could save you $50,000+ on a single purchase.
- First Home Guarantee: Avoid LMI with a 5% deposit AND save on stamp duty. Your upfront costs could be slashed by $40,000 or more.
- Help to Buy: Reduce your mortgage with shared equity AND pay less (or zero) stamp duty. The combination makes home ownership dramatically more affordable.
- First Home Super Saver Scheme (FHSSS): Withdraw up to $50,000 from super for your deposit, and use the stamp duty savings to further reduce your upfront costs. See our deposit guide for details.
Tips for Minimising Stamp Duty
Beyond the first home buyer exemptions, here are some strategies to minimise your stamp duty bill:
- Stay below the threshold: If you’re buying near the exemption threshold, negotiate the price down. Buying a property for $800,000 instead of $810,000 in NSW could save you thousands.
- Consider a new build: In Queensland and South Australia, new builds attract zero stamp duty regardless of price. Even in other states, house-and-land packages may have stamp duty calculated only on the land value (since the house hasn’t been built yet), which can be significantly lower.
- Buy off the plan: In some states, off-the-plan purchases attract stamp duty concessions where you only pay duty on the land component or the completed value at a reduced rate.
- Check for temporary grants: State governments occasionally introduce temporary stamp duty concessions during budget announcements. Keep an eye on state budget updates.
- Get professional advice: A conveyancer or property lawyer experienced in first home buyer matters can ensure you claim every concession you’re entitled to.
Frequently Asked Questions
Can I get a stamp duty exemption if I’ve owned property before?
Generally, no. First home buyer stamp duty exemptions require that you have never owned or co-owned residential property in Australia. Some states make limited exceptions for people who owned property overseas but never in Australia. Check your state’s specific rules.
Is stamp duty calculated on the deposit or the full price?
Stamp duty is always calculated on the full purchase price (or market value, whichever is higher). Your deposit amount is irrelevant to the stamp duty calculation.
Can I add stamp duty to my home loan?
Most lenders will not allow you to capitalise stamp duty onto your mortgage. It’s considered a separate upfront cost that you need to pay from your own funds. This is why stamp duty exemptions are so valuable — they directly reduce the cash you need at settlement.
Do I need to apply for the exemption or is it automatic?
In most states, you (or your conveyancer) need to lodge an application with the state revenue office claiming the first home buyer exemption. It’s not automatic. Your conveyancer will handle this as part of the settlement process, but make sure they’re aware of your first home buyer status from the start.
The Bottom Line
Stamp duty is a significant cost for any property buyer, but first home buyers in Australia are in a privileged position. With exemptions worth up to $30,000 or more in some states, and the ability to stack these savings with the First Home Owner Grant, First Home Guarantee, and Help to Buy, the total government support available to you in 2026 is substantial.
The key is understanding the rules in your specific state, staying below the relevant thresholds where possible, and making sure your conveyancer claims every concession you’re entitled to. Combined with smart deposit planning — see our full deposit guide — you can minimise your upfront costs and get into your first home sooner than you think.