One of the biggest upfront costs — and one of the most overlooked savings

Stamp Duty
Concessions.

Stamp duty (transfer duty) is a state and territory tax charged when you buy property — often one of the largest upfront costs after your deposit. Eligible first home buyers may receive a full exemption or partial concession, potentially saving thousands of dollars.

$0
Duty with a full exemption
8
States & territories — each with own rules
2
Types: full exemption or partial concession
30
Days — typical window to pay at settlement

What Is Stamp Duty?

Stamp duty is a state/territory tax on transferring property ownership. Because every state sets its own rules, the same home bought in different states can attract very different duty — or none at all.

$0
Full Exemption — Pay nothing

The best-case outcome. You pay no stamp duty at all — usually applies when the property is under a certain value threshold and/or is a new home, and you meet owner-occupier requirements.

Reduced
Partial Concession — Pay less

You pay a discounted amount. Often applies when the property is above the full exemption threshold but below an upper cap — think of it as a sliding scale that phases out as value increases.

What Stamp Duty Covers

  • → State/territory tax on transferring property ownership
  • → Calculated on the dutiable value — higher of purchase price or market value
  • → Affected by property type, buyer status, and concession eligibility
  • → May include foreign buyer surcharges in some states

Not Included in Stamp Duty

  • ✕ Conveyancing / legal fees
  • ✕ Loan establishment fees
  • ✕ Building and pest inspection reports
  • ✕ Mortgage registration / title registration fees
  • ✕ Lenders Mortgage Insurance (LMI) if applicable

Concessions are state-specific: A property eligible for a full exemption in NSW might only get a partial concession in Victoria. Two first home buyers purchasing the same-priced home in different states can see very different results. Always check your jurisdiction.

Who Qualifies?

While the exact details vary by state, most first home buyer stamp duty concessions share common eligibility requirements.

Common Requirements

  • ✓
    First home buyer status
    You (and any co-buyer) haven't previously owned residential property in Australia — including inherited property depending on the scheme.
  • ✓
    Natural person
    You must be an individual buying in your own name — not a company or trust — to claim first home buyer benefits.
  • ✓
    Residential property
    You must be buying a residential property or eligible vacant land in that state/territory.
  • ✓
    Owner-occupier intent
    You intend to live in the home as your principal place of residence (PPOR), not as an investment.
  • ✓
    Property value cap
    You must be within the relevant cap for your state and property type. Caps vary significantly.
  • ✓
    Citizenship / residency
    Often requires Australian citizenship or permanent residency. Check your state's specific rules carefully.

⚠ Buying With Someone Else

This is the biggest area for stamp duty concessions.

→If one buyer is not a first home buyer, you may lose the concession entirely or only get a partial/proportional benefit — depends on state
→If parents go on title to help with borrowing, that can affect eligibility and sometimes triggers other complications
→Guarantors do not need to be on title — but if parents go on title, eligibility is at risk

Owner-Occupier Residency Rule

Most concessions require you to move in within 12 months of settlement and live there continuously for at least 6–12 months. If you rent it out first or renovate without moving in, you may lose the concession and need to repay it — possibly with interest or penalties.

New Builds vs Established Homes

New builds and off-the-plan purchases are often treated more generously than established homes — but not in every state. The property classification matters enormously. Check your state's current rules for the property type you are purchasing.

State-by-State Summary

Rules change with state budgets — treat this as a high-level guide only and always confirm current thresholds with the relevant state revenue office.

StateOften applies to
NSW
Established & new homes (value caps)
VIC
Established & new homes (value caps)
QLD
Homes & sometimes vacant land (caps)
WA
Established homes & vacant land
SA
New builds / off-the-plan primarily
TAS
Established homes and/or new builds
ACT
Owner-occupiers within income/property caps
NT
Often linked to new builds

Always verify: Use the official revenue office guidance and calculators for your state, and have your conveyancer confirm eligibility based on your contract and buyer details. Thresholds are updated regularly with state budgets.

How to Apply

In most cases, you donot apply in the way you apply for a loan. The process is built into the purchase and settlement workflow — handled by your conveyancer.

Common Mistakes to Avoid

Assuming eligibility without checking

Especially when buying with a partner who has previously owned property. Always verify before signing.

Not meeting the residency rule

Moving in too late, or renting the property out before occupying it yourself, can disqualify your claim.

Buying under a trust or company

Most first home buyer benefits are for individuals buying in their own names. Trusts and companies are typically ineligible.

Mixing up grants vs stamp duty relief

The First Home Owner Grant (FHOG) and stamp duty concessions are separate programs with different rules.

Incorrect property classification

'New home', 'off-the-plan', 'substantial renovation', and 'vacant land' are defined differently by each state.

Missing deadlines or paperwork

Declarations, evidence, and settlement timing all matter. Late or incomplete documents can cost you the concession.

First Home Buyer Checklist

Use this before signing a contract. Covering these steps is how you avoid losing a concession you were entitled to.

1Confirm whether your state calls it stamp duty, transfer duty, or conveyance duty
2Check if you qualify for a full exemption or a partial concession
3Confirm the property value thresholds and caps for your state and property type
4Confirm whether the property is treated as new, off-the-plan, established, or vacant land
5Check the owner-occupier residency rule (move-in timeframe + minimum months living there)
6If buying with someone else, confirm both buyers' eligibility implications
7Ensure the ownership structure is in individual names (not a trust or company)
8Budget for other upfront costs: conveyancing, building/pest, lender fees, registration fees
9Ask your conveyancer to confirm eligibility in writing based on your contract details
10Use the relevant state revenue office calculator for a final stamp duty estimate
11Move in within the required timeframe after settlement
12Keep evidence you lived there — utilities, electoral roll, address changes
13Don't rent it out or move out early without checking consequences first

Before you sign

Items 1–9 above should be completed before you exchange contracts. Getting these right early prevents costly surprises at settlement.

At and after settlement

Items 10–13 are about what you do after settlement. The occupancy requirement is ongoing — keep evidence that you moved in and stayed.

Speak to your conveyancer

Your conveyancer handles the duty assessment on your behalf. Ask them to confirm eligibility in writing based on your specific contract before signing.

Frequently Asked Questions

Everything first home buyers need to know about stamp duty concessions in Australia.