How Much Stamp Duty Do First Home Buyers Actually Pay in 2025–26? (By State)
Stamp duty can add tens of thousands of dollars to the cost of buying your first home — or cost you nothing at all. The difference depends entirely on which state you live in, what type of property you buy, and how much you pay for it. This guide breaks down exactly what first home buyers actually pay (or save) on stamp duty in every Australian state and territory in 2025–26, with real dollar examples.
What Is Stamp Duty and Why Does It Matter?
Stamp duty (officially called transfer duty in most states) is a government tax charged when you purchase a property. It's calculated as a percentage of the purchase price and is typically one of the largest upfront costs beyond the deposit itself — often $15,000 to $40,000 for median-priced homes.
The good news for first home buyers: every state and territory in Australia offers some form of concession, exemption, or discount. In some states, you can buy below a certain price and pay zero stamp duty. In others, you'll pay full stamp duty but receive a grant to help offset it.
Use our stamp duty calculator to get an instant estimate based on your state, purchase price, and buyer status — including first home buyer concessions.
At a Glance: First Home Buyer Stamp Duty by State (2025–26)
| State | Full Exemption Up To | Concession Up To | Duty on $600k (FHB) |
|---|---|---|---|
| NSW | $800,000 | $1,000,000 | $0 |
| VIC | $600,000 | $750,000 | $0–$15,535 |
| QLD | $700,000 | $800,000 | $0 |
| WA | $500,000 | $600,000 | $0–$15,390 |
| SA | None | None | ~$21,330 |
| TAS | None | $600,000 (50% off) | ~$9,937 |
| ACT | ~$1,000,000+ | Income tested | $0 (if eligible) |
| NT | Discount only | Up to $23,928 | ~$0–$23,000 |
Estimates based on 2025–26 rates. Stamp duty on $600,000 shown as a first home buyer purchasing an established property. Individual circumstances vary — always verify with your state revenue office.
New South Wales (NSW)
Best state for stamp duty savings
NSW offers the highest exemption threshold in the country — first home buyers pay zero stamp duty on properties up to $800,000. That's a saving of up to $30,735.
NSW First Home Buyer Stamp Duty Thresholds (2025–26)
| Purchase Price | Stamp Duty (FHB) | Saving vs Standard |
|---|---|---|
| Up to $800,000 | $0 | Up to $30,735 |
| $800,001–$1,000,000 | Sliding concession | Partial saving |
| Over $1,000,000 | Full duty applies | None |
NSW Property Tax Option (First Home Buyer Choice)
NSW also gives first home buyers the option to pay an annual property tax instead of upfront stamp duty on homes priced between $800,000 and $1,500,000. The annual tax is $400 plus 0.3% of the land value. This can make sense if you don't plan to hold the property long-term — but run the numbers carefully, as stamp duty becomes the better deal if you stay for many years.
Real NSW example: $750,000 home
- Standard stamp duty: $27,810
- First home buyer stamp duty: $0
- Saving: $27,810
Victoria (VIC)
Victorian first home buyers get a full stamp duty exemption on homes up to $600,000 and a discounted rate on homes between $600,001 and $750,000. For properties over $750,000, full duty applies.
VIC First Home Buyer Stamp Duty Thresholds (2025–26)
| Purchase Price | Stamp Duty (FHB) |
|---|---|
| Up to $600,000 | $0 (full exemption) |
| $600,001–$750,000 | Scaled concession — duty reduces to $0 at $600k |
| Over $750,000 | Full duty applies |
VIC: The $600k cliff edge
A $599,000 home costs $0 in stamp duty. A $601,000 home? You'll pay a scaled amount that steps up toward the full $31,000+ on a $750,000 property. The jump around $600,000 is sharp — worth factoring into your budget when setting your maximum purchase price.
Real VIC examples
- $550,000 home → FHB stamp duty: $0 (saving $21,970)
- $650,000 home → FHB stamp duty: ~$10,375 (partial concession)
- $800,000 home → FHB stamp duty: ~$43,070 (full duty applies)
Queensland (QLD)
Queensland has one of the more generous first home buyer schemes, with a full stamp duty exemption on homes up to $700,000 and a partial concession for homes up to $800,000. This covers the majority of first home purchases in Brisbane and regional QLD.
QLD First Home Concession (2025–26)
| Purchase Price | Stamp Duty (FHB) | Standard Duty |
|---|---|---|
| Up to $700,000 | $0 | Up to $22,575 |
| $700,001–$800,000 | Scaled concession | $22,575–$28,525 |
| Over $800,000 | Full duty applies | Full duty |
Queensland also offers a separate home concession for non-first home buyers who intend to live in the property — this isn't as generous as the first home buyer concession, but it's worth knowing about if you've owned property before.
Real QLD example: $650,000 home in Brisbane
- Standard stamp duty: $18,850
- First home buyer stamp duty: $0
- Saving: $18,850
Western Australia (WA)
Western Australia updated its first home buyer stamp duty thresholds in March 2025, raising the exemption threshold for established homes from $430,000 to $500,000. This was a significant win for Perth buyers in a rapidly rising market.
WA First Home Buyer Stamp Duty Thresholds (from March 2025)
| Property Type | Full Exemption | Partial Concession |
|---|---|---|
| Established home | Up to $500,000 | $500,001–$600,000 |
| New home / off-the-plan | Up to $500,000 | $500,001–$600,000 |
| Vacant land | Up to $300,000 | $300,001–$400,000 |
| Regional WA established home | Up to $500,000 | $500,001–$600,000 |
Real WA examples (2025–26)
- $480,000 home → stamp duty: $0 (saving ~$14,440)
- $550,000 home → stamp duty: ~$7,695 (partial concession)
- $620,000 home → stamp duty: ~$21,330 (full duty applies)
South Australia (SA)
No first home buyer stamp duty exemption in SA
South Australia abolished its first home buyer stamp duty concession in 2018. All buyers — including first home buyers — pay full stamp duty. A $600,000 home attracts approximately $21,330 in stamp duty.
SA does offer a First Home Owner Grant (FHOG) of $15,000 for eligible buyers purchasing or building a new home up to $650,000. While this doesn't offset stamp duty directly, it does reduce your overall out-of-pocket costs.
SA Stamp Duty on Common Purchase Prices (First Home Buyers)
| Purchase Price | Stamp Duty |
|---|---|
| $400,000 | $13,830 |
| $500,000 | $17,580 |
| $600,000 | $21,330 |
| $700,000 | $26,830 |
| $800,000 | $32,330 |
Tasmania (TAS)
Tasmania offers a 50% stamp duty concession for first home buyers purchasing an established home valued up to $600,000. For new homes or homes priced above this, different rates apply.
Real TAS examples
- $450,000 established home → standard duty: ~$14,107 → FHB pays: ~$7,053
- $550,000 established home → standard duty: ~$19,874 → FHB pays: ~$9,937
- $650,000 home (over threshold) → FHB pays: ~$27,585 (no concession)
Tasmania also offers a First Home Owner Grant of $30,000 for eligible buyers purchasing or building a new home (as of 2025). This is one of the highest FHOG amounts in the country and can significantly offset stamp duty costs.
Australian Capital Territory (ACT)
The ACT has an income and asset-tested Home Buyer Concession Scheme that can provide a full stamp duty exemption for eligible buyers. The ACT's approach is unique — rather than pure price-based thresholds, it considers household income and the number of dependants.
ACT Eligibility Requirements (2025–26)
- Must be purchasing your first home in the ACT
- At least one buyer must be 18 or older
- Must not have previously owned property in the ACT or elsewhere in Australia
- Must meet income thresholds (e.g., for a single person with no dependants: gross income under ~$160,000)
- Must live in the property as your principal residence
ACT first home buyers who qualify can pay $0 stamp duty on any purchase price
Standard stamp duty on a $700,000 Canberra home is approximately $26,150. Eligible first home buyers under the concession scheme pay $0. Check the ACT Revenue Office website for current income thresholds before purchasing.
Northern Territory (NT)
The NT offers a First Home Owner Discount of up to $23,928.60 off stamp duty for eligible first home buyers. This discount applies to the purchase of new or established homes.
Real NT example: $500,000 home in Darwin
- Standard stamp duty: ~$23,928
- First Home Owner Discount: $23,928.60
- FHB stamp duty payable: ~$0
Note: For higher-priced homes, the discount covers up to $23,928.60 and the buyer pays the remainder.
How to Calculate Your Stamp Duty in Minutes
Stamp duty calculations involve progressive rates, concessions, property types, and buyer categories — it's genuinely complicated to work out by hand. The fastest way is to use a dedicated calculator.
Calculate Your Stamp Duty Now
Enter your state, purchase price, and buyer type to get an instant, accurate estimate — including first home buyer concessions.
Use the Stamp Duty Calculator →5 Ways First Home Buyers Can Reduce Their Stamp Duty Bill
Stay under the exemption threshold
In NSW, buying at $799,000 means $0 stamp duty. At $801,000 you're in the concession zone. Know your state's threshold and factor it into your maximum budget.
Buy new or off-the-plan
Several states offer additional stamp duty concessions or exemptions for new homes. In some states, the off-the-plan exemption extends further than for established homes.
Check your eligibility carefully
Some schemes require you to have never owned property anywhere. Others allow previous ownership over 10 years ago. Read the fine print — you may qualify when you think you don't.
Consider using your state's FHOG to cover stamp duty
Where no exemption exists (like SA), a $15,000 First Home Owner Grant can partially offset your stamp duty bill. TAS's $30,000 grant nearly covers stamp duty on many purchases.
Get a professional stamp duty estimate before making an offer
Don't guess. Use the stamp duty calculator and confirm with a solicitor or conveyancer before signing a contract. Underestimating this cost can derail your settlement.
Which State Is Best for First Home Buyers on Stamp Duty?
If you have flexibility about where to buy, stamp duty concessions can make a meaningful difference. Here's a quick summary of how states rank for first home buyer stamp duty savings:
Remember: stamp duty is just one factor when choosing where to buy. Property prices, rental yields, lifestyle, and employment opportunities all matter far more in the long run. But knowing the stamp duty landscape helps you budget accurately and take full advantage of the concessions available.
Frequently Asked Questions
Do I have to pay stamp duty if I'm a first home buyer?
It depends on your state and the purchase price. In NSW, you pay zero stamp duty on homes up to $800,000. In SA, you pay full stamp duty regardless. Most other states sit somewhere in between — check the table at the top of this article for a quick overview.
Can I add stamp duty to my home loan?
Generally no — lenders require stamp duty to be paid from your own funds at settlement. It cannot be added to your loan balance. This means you need to budget for it separately from your deposit. Factor stamp duty into your total savings target early.
Does stamp duty apply to new homes?
Yes, but some states offer more generous concessions for new builds or off-the-plan purchases. In NSW, the same $800,000 threshold applies regardless of whether the home is new or established. In WA, new homes have the same threshold as established homes under the 2025 updates. Always check the specific rules for your property type.
What is the First Home Owner Grant — is it the same as stamp duty exemption?
No — they're separate. The First Home Owner Grant (FHOG) is a cash grant paid to eligible buyers purchasing a new home. Stamp duty concessions and exemptions are reductions in the tax itself. In some states, you can benefit from both. In SA, there's no stamp duty concession but there is a FHOG, so the grant partially offsets the duty.
Do I lose my first home buyer stamp duty exemption if I rent the property out?
Yes, in most states. Stamp duty concessions and exemptions for first home buyers require you to move in and live in the property as your principal place of residence within a set timeframe (typically 12 months) and for a minimum period (often 12 months). Renting it out immediately can result in the full duty being clawed back.
What if my partner has owned property before — can I still get the FHB exemption?
In most states, both buyers must qualify as first home buyers to access the concession. If one person on the title has previously owned property, you will generally not qualify for the exemption or concession. However, rules vary slightly by state — speak to a conveyancer or solicitor before making assumptions.
Know exactly what you'll pay before you buy
Get an instant stamp duty estimate for your state — including first home buyer concessions and a breakdown of the calculation.
Calculate My Stamp Duty →Disclaimer: The stamp duty figures in this article are estimates based on 2025–26 rates and standard concession thresholds. Stamp duty calculations depend on the specific property type, transaction structure, and individual eligibility criteria. Always confirm the exact amount with your state's revenue office or a licensed conveyancer before settlement.
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