Last updated: July 2026
Stamp Duty Exemptions for First Home Buyers by State 2026
Stamp duty (called transfer duty or conveyance duty in some states) is one of the largest upfront costs when buying a home in Australia. Every state and territory offers some form of concession for first home buyers, ranging from full exemptions to sliding-scale discounts. In some states, this can save you tens of thousands of dollars at settlement.
How Stamp Duty Exemptions Work
Most states follow a two-tier structure for first home buyer concessions. Below a certain price (the exemption threshold), you pay zero stamp duty. Between the exemption threshold and a higher ceiling (the concession ceiling), you receive a partial discount that phases out as the price increases. Above the ceiling, you pay the standard rate with no concession at all.
The exceptions to this pattern are QLD (which offers uncapped exemptions on new homes), SA (new homes only, no cap), the ACT (which removed its property price cap and income test entirely from 1 July 2026, so eligible buyers pay $0 duty at any price), and NT (which has no first home buyer stamp duty concession at all — first home buyers pay standard duty). Tasmania previously followed a straight cliff-edge exemption up to $750,000, but that concession lapsed on 30 June 2026 and was not extended.
State-by-State Exemption Thresholds
Here is a summary of the key thresholds for each state. Use the individual state calculators linked below for precise duty calculations.
| State | Full Exemption Up To | Concession Ceiling | Applies To |
|---|---|---|---|
| NSW | $800,000 | $1,000,000 | New + existing homes |
| VIC | $600,000 | $750,000 | New + existing homes |
| QLD | No cap (new homes) | $800,000 (existing) | New homes uncapped; existing $700k exempt, $800k ceiling |
| SA | No cap | N/A | New homes + vacant land only |
| WA | $600,000 | $800,000 | New + existing homes |
| TAS | None (lapsed) | N/A | Exemption ended 30 June 2026 |
| ACT | No cap ($0 duty) | N/A | New + existing (HBCS) |
| NT | None | N/A | No FHB stamp duty concession currently |
NSW: First Home Buyers Assistance Scheme
New South Wales offers a full stamp duty exemption for existing and new homes valued up to $800,000. Between $800,000 and $1,000,000, a sliding concession applies where the discount progressively reduces. Above $1,000,000, standard transfer duty applies with no concession.
- Vacant land: exempt up to $350,000, concession to $450,000
- Must be an Australian citizen or permanent resident
- Must occupy the property within 12 months of settlement
- Must live there for a continuous period of at least 6 months
VIC: First Home Buyer Duty Exemption
Victoria provides a full stamp duty exemption for new and existing homes valued up to $600,000. Between $600,000 and $750,000, a sliding concession reduces the duty payable on a pro-rata basis. Standard rates apply above $750,000.
- Applies to both new builds and established homes
- Must move into the property within 12 months
- Must live there as your principal home for a continuous 12-month period
QLD: Transfer Duty Concessions
Queensland has one of the most generous FHB stamp duty concession structures in the country, especially for new builds. Since May 2025, first home buyers purchasing a new home, house-and-land package, or off-the-plan unit pay zero transfer duty with no value cap.
For existing homes, the structure is different. First home buyers receive a full concession (zero duty) for existing homes valued up to $700,000. Between $700,000 and $800,000, the concession phases out on a sliding scale. Above $800,000, the standard home concession rates apply (no FHB benefit).
- New homes: fully exempt, no price cap (from 1 May 2025)
- Existing homes: exempt up to $700,000, concession to $800,000
- Vacant land also eligible for FHB concession
Other States and Territories
South Australia
SA offers a full stamp duty exemption for first home buyers purchasing new homes or vacant land, with no property value cap. This is one of the most generous exemptions in the country for new builds. However, there is no FHB stamp duty concession for established homes; first home buyers purchasing existing properties pay the standard rate.
Western Australia
From 7 May 2026, WA removed the metro/regional split from its First Home Owner Rate. There is now a single statewide threshold: homes are exempt up to $600,000, with a sliding concession to $800,000 (charged at $16.15 per $100 above $600,000). Vacant land has separate thresholds: exempt up to $450,000, with a concession to $550,000 (charged at $20.14 per $100 above $450,000).
Tasmania
Tasmania's 100% stamp duty exemption for first home buyers of established homes valued up to $750,000 (which only ever applied to established homes, not new builds or off-the-plan purchases) applied to contracts settling between 18 February 2024 and 30 June 2026 inclusive. It lapsed on that date and was not extended in the Tasmanian FY2026-27 Budget. The separate 50% off-the-plan duty concession, which covered new apartments and units up to $750,000 for any buyer, also lapsed on 30 June 2026 and was not extended. From 1 July 2026, Tasmanian first home buyers pay full standard duty.
ACT: Home Buyer Concession Scheme (HBCS)
The ACT does not have a traditional FHOG. Instead, it offers the Home Buyer Concession Scheme (HBCS), which provided a full stamp duty exemption up to $1,020,000 for the 2025-26 financial year. From 1 July 2026, both the property price cap and the income threshold were removed entirely — eligible first home buyers now pay $0 conveyance duty at any price, with no income test.
Northern Territory
The NT does not currently have a first home buyer stamp duty concession. The Territory Home Owner Discount ended on 30 June 2021. NT first home buyers pay the standard stamp duty rate, which is calculated using a unique quadratic formula for properties under $525,000 and flat rates above that. The NT does still offer the $50,000 HomeGrown Territory Grant for new builds and owner-builders (no price cap, for contracts signed until 30 September 2027) as a cash grant, separate from stamp duty. The separate $10,000 grant for established homes ceased for contracts signed after 30 September 2025 and is no longer available.
State Stamp Duty Calculators
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Frequently Asked Questions
Do stamp duty exemptions apply to both new and existing homes?
It depends on the state. NSW, VIC, WA, and ACT offer exemptions for both new and existing homes. QLD offers uncapped exemptions for new homes and a separate concession for existing homes up to $700,000. SA only offers stamp duty concessions for new homes and vacant land. Tasmania's exemption for established homes lapsed on 30 June 2026 and was not extended, so TAS first home buyers now pay full standard duty regardless of whether the home is new or established. NT does not currently have a first home buyer stamp duty concession.
What happens if my property is above the exemption threshold but below the concession ceiling?
Most states use a sliding scale between the exemption threshold and concession ceiling. The concession reduces progressively as the price increases. For example, in NSW a $900,000 property (between the $800,000 exemption threshold and $1,000,000 ceiling) receives a partial concession. The exact amount depends on where the price falls in the range.
Can I get a stamp duty exemption and FHOG on the same purchase?
Yes. Stamp duty concessions and the First Home Owner Grant are separate state-level programs that stack together. You can claim both on the same purchase, provided you meet the eligibility requirements for each. You can also stack these with federal schemes like the FHSS and FHBG or Help to Buy.
Do I need to live in the property to get the stamp duty exemption?
Yes. All states require you to occupy the property as your principal place of residence. Most require you to move in within 12 months of settlement and live there for a continuous period (typically 6 to 12 months depending on the state).
Sources:
Revenue NSW: First Home Buyer | SRO VIC: First Home Owner | QRO: First Home Concession | RevenueSA: Grants and Concessions | WA Finance: Transfer Duty | SRO TAS: Property Transfer Duties | ACT Revenue: Home Buyer Concession Scheme | NT Treasury: Stamp Duty
Disclaimer: This information is general in nature and does not constitute financial, legal, or tax advice. Calculations are estimates only and may not reflect your exact circumstances. Eligibility criteria and dollar amounts may change without notice. Always verify with the relevant government authority, your mortgage broker, or a licensed financial adviser before making decisions.