First home buyer stamp duty concessions by state (2026 thresholds)
Current first home buyer duty exemptions and concessions in every Australian state and territory as at October 2026, with thresholds, conditions and worked savings.
Every state and territory offers first home buyers some relief from transfer duty, but the rules differ sharply. As at October 2026: New South Wales charges no duty on a first home up to $800,000 and reduced duty up to $1,000,000; Victoria exempts homes up to $600,000 with a concession up to $750,000; Queensland exempts established homes up to $700,000 (concession below $800,000) and charges no duty on new homes at any price for contracts from 1 May 2025; South Australia gives full relief on new homes and vacant land with no value cap; and the ACT removed the income test and property price cap from its Home Buyer Concession Scheme from 1 July 2026. Tasmania's exemption for established homes ended for settlements after 30 June 2026. Conditions on residence and prior ownership apply everywhere.
This guide is part of the cost of selling a house in Australia section. Federal deposit schemes and loans are outside this site; here we cover duty only.
Summary table
| State or territory | Full exemption | Concession (reduced duty) | Notes |
|---|---|---|---|
| NSW | New or existing home up to $800,000; vacant land up to $350,000 | Home under $1,000,000; vacant land under $450,000 | First Home Buyers Assistance Scheme (Revenue NSW) |
| Victoria | Up to $600,000 | $600,000 to $750,000, sliding scale | Must live in the home for 12 months, starting within 12 months of settlement |
| Queensland, established home | Up to $700,000 (agreements from 9 June 2024) | Below $800,000 | Above $800,000, the home concession may still apply |
| Queensland, new home | No cap, contracts from 1 May 2025 | — | Not previously occupied or sold as a residence; substantially renovated homes can qualify |
| South Australia | New homes and vacant land, no value cap (contracts from 6 June 2024) | — | Established homes pay full duty |
| Western Australia | Home up to $600,000; vacant land up to $450,000 (transactions from 7 May 2026) | Home up to $800,000; vacant land up to $550,000 | First home owner rate of duty (RevenueWA); one threshold statewide since 7 May 2026 |
| Tasmania | Established homes up to $750,000, settlements 18 Feb 2024 to 30 June 2026 only | — | Ended; the First Home Owner Grant for new homes continues |
| ACT | Home Buyer Concession Scheme: eligible buyers pay no duty | — | From 1 July 2026, no income test and no property price cap |
| Northern Territory | Varies | Varies | Check the Territory Revenue Office; NT schemes change often |
Thresholds come from each revenue office's website as at October 2026. WA figures are from RevenueWA's transfer duty assessment page (rates from 7 May 2026).
How much the concession is worth
Using the published scales:
- NSW, $780,000 home. Full duty would be $11,602 + 4.5% x ($780,000 - $387,000) = $29,287. A first home buyer pays nothing, saving $29,287.
- Victoria, $600,000 home. General duty = $2,870 + 6% x $470,000 = $31,070. Exempt, saving $31,070.
- Queensland, $730,000 established home. The Queensland Revenue Office's own example gives duty of $6,555 under the first home concession, against $18,700 under the home concession rates ($10,150 + 4.5% x $190,000) and $25,875 at general rates ($17,325 + 4.5% x $190,000).
- Queensland, $1,100,000 new apartment. General duty = $38,025 + 5.75% x $100,000 = $43,775. Under the first home (new home) concession, an eligible buyer pays no duty on the home.
Victoria's sliding scale, step by step
Between $600,000 and $750,000 the Victorian concession reduces duty in proportion to how far the price is below $750,000. For an illustrative $675,000 home, general duty is $2,870 + 6% x $545,000 = $35,570. The price is halfway between $600,000 and $750,000, so the concession removes roughly half, leaving about $17,785. Confirm the exact amount with the SRO calculator, which applies the official formula.
Conditions that apply almost everywhere
- First home. You (and usually your spouse or partner) must not have owned residential property before, in Australia or, in some states, anywhere. Queensland's test covers a residence anywhere in the world. The ACT test is no property owned in the previous five years.
- Live in it. You must move in within a set time, usually 12 months of settlement, and stay for a minimum period (NSW, Victoria and the ACT: 12 continuous months; Queensland: you must move in within one year and not rent out the whole property in the first year).
- Individuals only. Companies and most trusts cannot claim.
- Age 18 or over, with limited exceptions.
- Residency. Some states require citizenship or permanent residency. Queensland's first home concession requires buyers to be Australian citizens, permanent residents or specified foreign retirees for agreements from 1 August 2026.
Breaking a condition triggers a reassessment: you repay the concession, often with interest and penalty tax. See first home concession conditions and clawback.
Off-the-plan and new homes
Several states give extra help for new builds. Queensland's new home concession and South Australia's relief have no value cap. In Victoria, the off-the-plan concession can reduce the dutiable value of an apartment bought before construction is finished, and can combine with the first home buyer exemption.
Frequently asked questions
Can a couple claim if only one of us has owned before?
Usually not in full. In most states every buyer must meet the first home test. Some states give a partial concession in proportion to the eligible buyer's share; check your state.
Do I need to apply, or is it automatic?
You claim it, normally through your conveyancer when the transfer is lodged, with a declaration. In Queensland you can pay full duty and claim the concession later if you meet the conditions.
Does the concession apply to vacant land?
In NSW, Queensland, WA and SA there are vacant land concessions or exemptions for building a first home, with their own caps. Check the revenue office.
Is this the same as the First Home Owner Grant?
No. The grant is a cash payment, mostly for new homes. Duty concessions reduce a tax. You may be eligible for both.
Official sources
- Revenue NSW — First Home Buyers Assistance Scheme
- State Revenue Office Victoria — first home buyer duty exemption and concession
- Queensland Revenue Office — first home and first home (new home) concessions
- RevenueSA — first home buyer relief
- RevenueWA — first home owner rate of duty
- State Revenue Office Tasmania — first home buyer duty relief and grant
- ACT Revenue Office — Home Buyer Concession Scheme
