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.
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)