In short
Every state and territory taxes a property purchase, and most reduce or remove that tax for first home buyers, but the thresholds and conditions are state rules. As at 14 October 2026: NSW gives a full exemption up to $800,000; Victoria up to $600,000; Queensland up to $700,000 (no cap for a new first home); Western Australia up to $600,000 since 7 May 2026; the ACT removes duty for eligible home buyers from 1 July 2026; Tasmania’s established-home exemption ended on 30 June 2026. South Australia removes duty on new homes (not established homes), with no value threshold.
The eight jurisdictions compared
All figures are for a home bought to live in. “Nil” means no duty. The rule that applies depends on your state and your contract date.
| State | Full relief | Partial relief | Key conditions (as published) |
|---|---|---|---|
| NSW | Nil up to $800,000 (new or existing home); vacant land up to $350,000 | Concessional rate above $800,000 and below $1,000,000; land above $350,000 and below $450,000 | Contracts exchanged from 1 July 2023. Move in within 12 months of settlement and live there 12 continuous months |
| Victoria | Nil up to $600,000 | Reduced duty from $600,001 to $750,000 | Individuals aged 18+; at least one an Australian citizen, New Zealand citizen or permanent resident; no prior grant or duty benefit, no home owned before 1 July 2000 or lived in for 6 months or more since (check the SRO wording); 12 continuous months within 12 months of settlement; all buyers on the Victorian electoral roll |
| Queensland | Nil up to $700,000 (contracts from 9 June 2024); no value cap for a new first home or first home vacant land (from 1 May 2025) | Concession reduces to nil at $800,000 | Individual aged 18+; never held an interest in a residence anywhere in the world; move in within 1 year; from 1 August 2026 citizens, permanent residents or specified foreign retirees only |
| Western Australia | Nil up to $600,000 on a home; vacant land up to $450,000 (agreements from 7 May 2026) | $16.15 per $100 above $600,000 up to $800,000; land $20.14 per $100 above $450,000 up to $550,000 | Qualify for the first home owner grant criteria (or the listed exceptions); tell the Commissioner within 30 days if a criterion will not be met |
| South Australia | Zero stamp duty for a new home, off-the-plan apartment, house and land package or vacant land to build on; no value threshold | Not applicable | Eligible first home buyers only; not an established home; dates and conditions published by RevenueSA |
| Tasmania | Established-home exemption (100%, homes up to $750,000) available only for settlements from 18 February 2024 to 30 June 2026 | None named after 30 June 2026 | SRO: “not available for transactions settling after 30 June 2026” |
| ACT | Nil duty for an eligible home buyer on a home or vacant land (transaction date on or after 1 July 2026) | Owner-occupier scale for those who do not meet the test | Individuals aged 18+; no interest in land held by any buyer or domestic partner in the previous 5 years; occupy as principal residence for 1 continuous year |
| Northern Territory | Territory home owner discount: the lesser of the duty and $18,601 | None | Citizen or permanent resident; no residential property in the Territory in the previous 24 months; value at most the threshold ($650,000 unless a regulation prescribes another); 6 months’ residence |
What changed in 2026
- Western Australia (7 May 2026): thresholds raised from $500,000 to $600,000 for a home, and the link with the grant’s value cap removed.
- Queensland (1 August 2026): citizenship or residency condition added for home concessions.
- ACT (1 July 2026): nil duty for eligible home buyers, with no income or value limit in the determination.
- Tasmania (30 June 2026): the 100% established-home exemption ceased for later settlements.
Points that differ in practice
- Residence rule. Most states require you to move in within a set time and stay for a minimum period: 12 months in NSW and Victoria (within 12 months of settlement), 1 year in Queensland and the ACT, 6 months in the Northern Territory. A buyer who fails must usually notify the revenue office (30 days in Victoria, form D2.4 in Queensland, 14 days in the ACT).
- Property type. Queensland removes the cap for new homes. Tasmania’s relief was for established homes only. NSW sets separate thresholds for vacant land.
- Previous ownership. Victoria and the Northern Territory look at prior ownership of a home (Victoria since 1 July 2000); Queensland asks about any residence anywhere in the world; the ACT looks back 5 years.
- Duty is only part of the picture. Grants are separate: see first home owner grants compared. A national guide to buying is in buying a home in Australia.
What it costs
At $650,000, a first home buyer who meets every condition pays no duty in NSW or Queensland. In Victoria the value is above $600,000, so only a reduced amount applies (see the Victorian guide). In Western Australia the first home owner rate gives $16.15 × 500 = $8,075 (calculation from the published rate). Compare your own price with the stamp duty calculator and the state guides: NSW, Victoria, Queensland, Western Australia, South Australia, Tasmania, ACT, Northern Territory.
Which professional to consult
A conveyancer or solicitor applies for the concession on your contract and checks the residence rule: see conveyancers. A mortgage broker can model the cost of buying in different states: see mortgage brokers.
Frequently asked questions
Can I use the concession of one state in another?
No. Each state applies its own scheme to property in that state.
Is a first home buyer concession the same as a first home owner grant?
No. The concession reduces stamp duty; the grant is a payment, usually for new homes. See the grants guide.
Do I need to be an Australian citizen?
It depends: Victoria requires at least one buyer to be a citizen, New Zealand citizen or permanent resident; Queensland limits home concessions to citizens, permanent residents and specified foreign retirees from 1 August 2026. Check your state.
Does the concession apply to an investment property?
No. Each scheme is for a home you will live in.
What if I change my mind and do not move in?
Notify the revenue office within the time limit in your state. Duty may then be payable.
General information drawn from the official sources cited and dated on this page. It is not legal, tax or financial advice: for your own situation, ask a licensed professional.
More guides on buying
- Building and pest inspection before you buy
- Buying a home in Australia: the steps, state by state
- Buying at auction in Australia: the rules by state
- Contract of sale and exchange: what you sign, by state
- Conveyance duty in the ACT and the Home Buyer Concession
- Cooling-off period when buying a home, by state
- First home owner grants compared across the states
- Foreign buyers and FIRB approval for a home
- Foreign purchaser surcharge duty in each state
- Land titles register and title search in Australia
- Land transfer duty in Victoria: rates and concessions
- Property transfer duty in Tasmania: rates and relief
- Settlement and electronic conveyancing in Australia
- Stamp duty in South Australia: how to find your figure
- Stamp duty in the Northern Territory: formula and discount
- Strata title and body corporate: what to check by state
- Transfer duty in NSW: 2026/27 rates and first home buyers
- Transfer duty in Queensland: rates and home concessions
- Transfer duty in Western Australia: rates and first home
Sources
- First Home Buyers Assistance Scheme (Revenue NSW) (consulted 14 October 2026)
- First home buyer duty exemption or concession (State Revenue Office Victoria) (consulted 14 October 2026)
- First home concession (Queensland Revenue Office) (consulted 14 October 2026)
- Transfer duty home concession rates (Queensland Revenue Office) (consulted 14 October 2026)
- Duties Fact Sheet: First Home Owner Rate (Government of Western Australia) (consulted 14 October 2026)
- First home buyers of established homes duty relief (State Revenue Office Tasmania) (consulted 14 October 2026)
- Concessions and exemptions (State Revenue Office Tasmania) (consulted 14 October 2026)
- Taxation Administration (Amounts Payable—Home Buyer Concession Scheme) Determination 2026, DI2026-157 (ACT Legislation Register) (consulted 14 October 2026)
- Stamp Duty Act 1978, as in force at 1 July 2025 (NT Legislation) (consulted 14 October 2026)
- First Home Owner Grant: links to each state and territory (firsthome.gov.au) (consulted 14 October 2026)
- Home buyer support (HomeSeeker SA, Government of South Australia) (consulted 14 October 2026)
- FAQs (HomeSeeker SA, Government of South Australia) (consulted 14 October 2026)