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First-home buyer stamp duty in Australia (2026)

Stamp duty is the biggest cost of buying a home in Australia — but first-home buyers often pay little or none of it. The catch is the taper zones, where partial duty quietly kicks back in. Here's where you stand in every state for 2026.

Last updated June 2026

The one-line answer, state by state

  • NSW — full exemption up to $800,000, sliding concession to just under $1,000,000 (new and established).
  • VIC — full exemption up to $600,000, concession $600,001–$750,000 (new and established).
  • QLD — $0 on new homes (no price cap, from 1 May 2025); established-home first-home concession to about $710,000, phasing out at $800,000.
  • WA — full exemption up to $600,000 from 7 May 2026 (concession to $800,000) in Perth/Peel.
  • SA — $0 on new homes / off-the-plan with no cap; established homes pay full duty.
  • TAS — full exemption on established homes up to $750,000 for purchases settling by 30 June 2026.
  • ACT — $0 conveyance duty for all eligible first-home buyers from 1 July 2026 (income-tested before that).
  • NT — established-home first-home concession ended; a House-and-Land-Package exemption remains for new builds.

Use the Australia calculator and tick "first-home buyer" to apply the relief for your state and price.

The taper zones that catch buyers out

The expensive surprise is the taper: above the full-exemption threshold, duty doesn't jump straight to the full amount — it slides up over a band, so a home a little over the line still carries meaningful duty. The bands to watch in 2026:

  • VIC $600,000–$750,000 — partial concession; full general duty applies at $750,001.
  • QLD established $710,000–$800,000 — the extra first-home rebate slides from about $15,615 down to $1,735, then nil at $800,000.
  • NSW $800,000–$1,000,000 — concessional rate, then full transfer duty at $1,000,000.
  • WA $600,000–$800,000 (Perth/Peel) — concessional from 7 May 2026.

A $20,000 difference in price near one of these edges can cost thousands in duty — check the exact figure for your price before you make an offer.

New homes vs established homes

This is the single biggest accuracy trap. SA and the NT only give first-home duty relief on NEW homes — buy an established home and you pay full duty even as a first-timer. TAS is the opposite: it specifically targets established homes (full exemption to $750,000, settling by 30 June 2026). NSW, VIC, QLD and WA cover both new and established, but with different thresholds. New builds also carry 10% GST, which is built into the developer's price.

Cash grants: the First Home Owner Grant (FHOG)

Separate from the duty concession, most states pay a one-off cash grant for buying or building a new home (not established, except the NT):

  • NSW, VIC, WA — $10,000
  • QLD — $30,000 until 30 June 2026, then $15,000
  • SA — $15,000 (paired with full duty abolition on new homes)
  • TAS — $30,000, dropping to $20,000 in 2026–27
  • NT — $50,000 (HomeGrown Territory grant)
  • ACT — no FHOG; replaced by duty relief

Buying with a 5% deposit (and skipping LMI)

The federal First Home Guarantee lets eligible first-home buyers purchase with as little as a 5% deposit and pay no Lenders Mortgage Insurance — the government guarantees the rest. Since 1 October 2025 there are no income caps and unlimited places, subject to regional price caps (around $1.5M Sydney, $950k Melbourne, $1M Brisbane). Without it, a deposit under 20% normally means LMI of roughly 1%–5% of the loan — commonly $10,000–$40,000.

Run the numbers for your price: 🇦🇺 Australia buying-cost calculator →

Frequently asked questions

Do first home buyers pay stamp duty in Australia?

Often not. QLD charges $0 on new homes (no cap, from 1 May 2025), SA $0 on new homes (no cap, from 6 June 2024), WA $0 up to $600,000 (from 7 May 2026), NSW full exemption to $800,000, and the ACT will be $0 for all eligible first-home buyers from 1 July 2026. Established-home buyers usually still pay above the relief threshold.

What is the First Home Owner Grant and how much is it?

A one-off cash grant for buying or building a NEW home: $10,000 (NSW, VIC, WA), $30,000 (QLD until 30 June 2026, then $15,000), $15,000 (SA), $30,000 (TAS, dropping to $20,000 in 2026–27), and $50,000 (NT). It generally doesn't apply to established homes.

Can I buy with a 5% deposit and avoid LMI?

Yes — the federal First Home Guarantee lets eligible first-home buyers buy with as little as a 5% deposit and no LMI. Since 1 October 2025 there are no income caps and unlimited places, subject to regional price caps.

Is stamp duty payable on a new build or off-the-plan?

In principle yes, but several states give concessions — SA and VIC offer off-the-plan/new-home relief, and QLD now charges $0 for first-home buyers of new homes. New builds also include 10% GST in the price.

Are spouse or family transfers exempt from stamp duty?

In most states, transfers of the principal residence between spouses or domestic partners, and transfers to beneficiaries of a deceased estate, are exempt or concessional. Gifts or below-market transfers can disqualify you from first-home concessions.

More guides

Do you pay stamp duty in New Zealand? Help to Buy & the First Home Scheme in Ireland (2026) Can foreigners buy property in Canada in 2026?