Stamp duty when buying property in Australia: first home buyer exemptions
What is stamp duty?
Stamp duty — officially called Transfer Duty or Land Transfer Duty — is a state or territory government tax levied when you purchase property in Australia. The buyer pays it and it is generally due within weeks of signing the contract, before settlement.
Stamp duty rates vary by state and property value and can amount to tens of thousands of dollars, making it one of the largest upfront costs beyond the purchase price itself.
Approximate stamp duty by state
For a property valued at $800,000 (non-first-home-buyer):
| State | Approximate stamp duty |
|---|---|
| NSW | ~$31,335 |
| VIC | ~$43,070 |
| QLD | ~$21,850 |
| SA | ~$33,700 |
| WA | ~$28,435 |
Use the official online calculator for each state to get an accurate figure for your situation.
First home buyer concessions
Most states offer stamp duty exemptions or reductions for first home buyers (FHB):
NSW:
- Properties up to $800,000: full exemption.
- $800,001 – $1,000,000: tapered reduction.
- Over $1,000,000: full stamp duty applies.
- Optional alternative: Annual Property Tax (pay annually rather than upfront) for some properties.
VIC:
- Up to $600,000 (principal residence, FHB): full exemption.
- $600,001 – $750,000: tapered reduction.
- Over $750,000: full duty applies.
QLD:
- Up to $800,000 (principal residence): full exemption (from 1 July 2024).
- Check revenue.qld.gov.au for any further updates after May 2025.
SA:
- Full exemption on stamp duty for first home buyers purchasing new homes (since 6 June 2023).
- Established (second-hand) homes: standard duty applies.
WA:
- Principal residence up to $430,000: exemption.
- $430,001 – $530,000: tapered reduction.
Eligibility conditions for FHB concessions
Each state has its own rules, but common requirements include:
- Never previously owned property anywhere in Australia (either individually or jointly).
- The property must be your principal place of residence — not an investment.
- You must move in within 12 months of purchase and live there for at least 12 continuous months.
- The property value must fall within the applicable threshold.
If you purchase jointly with someone who has previously owned property, you typically lose the FHB concession entirely.
When is stamp duty due?
- NSW: within 3 months of the contract date (before settlement).
- VIC: on the settlement date.
- QLD: within 30 days after settlement.
- SA, WA: before settlement.
Your conveyancer or mortgage broker will factor stamp duty into your settlement planning.
Official stamp duty calculators
- NSW: revenue.nsw.gov.au → Transfer Duty Calculator
- VIC: sro.vic.gov.au → Duty Calculator
- QLD: revenue.qld.gov.au → Transfer Duty Calculator
- SA: revenuesa.sa.gov.au
- WA: finance.wa.gov.au