How much stamp duty do first home buyers pay in each state?
We compared first home stamp duty on $600,000, $800,000 and $1 million homes across all eight states and territories. The difference can be more than $40,000.
Key points
- The ACT charges eligible first home buyers no duty at any price from 1 July 2026.
- NSW charges nothing up to $800,000; Victoria and WA nothing up to $600,000.
- On an $800,000 established home, duty ranges from $0 to $43,070 (Victoria).
- Queensland and SA charge no duty on new first homes at any price.
- SA, Tasmania and the NT have no first home discount for established homes.
Stamp duty is set by each state and territory, and the gap between them is enormous for first home buyers. On the same $800,000 established home, an eligible first home buyer could pay nothing in New South Wales or ACT, or more than $43,000 in Victoria. We ran three common price points through our stamp duty calculator to show where first home buyers pay the most and least in 2026–27.
Compare your price in every state
Established homes: what first home buyers pay
These figures assume an eligible first home buyer who will live in the home, buying an established (not new) home, with contracts signed in October 2026.
| State or territory | $600,000 | $800,000 | $1,000,000 |
|---|---|---|---|
| New South Wales | $0 | $0 | $39,187 |
| Victoria | $0 | $43,070 | $55,000 |
| Queensland | $0 | $21,850 | $30,850 |
| Western Australia | $0 | $32,300 | $42,616 |
| South Australia | $26,830 | $37,830 | $48,830 |
| Tasmania | $22,498 | $31,185 | $40,185 |
| ACT | $0 | $0 | $0 |
| Northern Territory | $29,700 | $39,600 | $49,500 |
What stands out
- The ACT is the only place with no duty at any price. From 1 July 2026 its Home Buyer Concession Scheme has no income test and no property value cap. You must not have owned property in the previous five years.
- NSW is the most generous of the big states, with no duty up to $800,000 and a reduced rate to $1 million.
- Victoria and WA exempt homes up to $600,000, but Victoria's concession ends at $750,000, so at $800,000 a Victorian first home buyer pays the full $43,070, the most in the country at that price.
- WA lifted its thresholds on 7 May 2026: no duty up to $600,000 (previously $500,000) and a concessional rate up to $800,000.
- Queensland takes up to $17,350 off the home concession rate for established homes under $800,000, phasing out between $710,000 and $800,000.
- South Australia, Tasmania and the NT have no stamp duty discount for first home buyers of established homes. Tasmania's temporary exemption only covered settlements up to 30 June 2026.
New homes are a different story
Several states save their biggest discounts for new homes, to encourage building. For a brand-new home or off-the-plan apartment, the picture changes:
| State or territory | $600,000 | $800,000 | $1,000,000 |
|---|---|---|---|
| New South Wales | $0 | $0 | $39,187 |
| Victoria | $0 | $43,070 | $55,000 |
| Queensland | $0 | $0 | $0 |
| Western Australia | $0 | $32,300 | $42,616 |
| South Australia | $0 | $0 | $0 |
| Tasmania | $22,498 | $31,185 | $40,185 |
| ACT | $0 | $0 | $0 |
| Northern Territory | $29,700 | $39,600 | $49,500 |
Queensland (contracts from 1 May 2025) and South Australia (contracts from 6 June 2024) charge first home buyers no duty on new homes at any price. In Victoria, buying off the plan can also reduce duty, because remaining construction costs can be deducted from the dutiable value. Many states also pay a First Home Owner Grant on new homes only, so the gap between new and established is often bigger than the duty alone.
For comparison: buyers who aren't first home buyers
Here's what someone buying a home to live in pays without any first home concession (owner-occupier rates where a state has them):
| State or territory | $600,000 | $800,000 | $1,000,000 |
|---|---|---|---|
| New South Wales | $21,187 | $30,187 | $39,187 |
| Victoria | $31,070 | $43,070 | $55,000 |
| Queensland | $12,850 | $21,850 | $30,850 |
| Western Australia | $22,515 | $32,316 | $42,616 |
| South Australia | $26,830 | $37,830 | $48,830 |
| Tasmania | $22,498 | $31,185 | $40,185 |
| ACT | $12,728 | $22,158 | $33,958 |
| Northern Territory | $29,700 | $39,600 | $49,500 |
The ACT and Queensland are the cheapest for ordinary owner-occupiers because both have lower home rates. Victoria is the most expensive at all three prices.
How to use these numbers
- Check eligibility early. Every scheme requires you to live in the home, usually for 6 or 12 months starting within a year of settlement. Most also exclude you if you or your partner have owned property before.
- Watch the thresholds. A price just over a cut-off can cost thousands. In Victoria, a first home at $760,000 attracts full duty; at $750,000 it's at the top of the concession range.
- Remember the other upfront costs: registration fees, conveyancing, building and pest inspections, and lenders mortgage insurance if your deposit is under 20% (unless you use the 5% Deposit Scheme).
- Confirm with the revenue office. Rules can change at each state budget, and special cases such as foreign buyers, vacant land or buying with a previous owner need checking.
Frequently asked questions
Which state has the lowest stamp duty for first home buyers?
The ACT. From 1 July 2026, eligible buyers pay no duty at any price and there's no income test. NSW is next, with no duty up to $800,000.
Which states charge first home buyers full duty on established homes?
South Australia, Tasmania and the Northern Territory have no first home duty discount for established homes in 2026–27.
Do first home buyers pay stamp duty on new homes?
In Queensland and South Australia, eligible first home buyers pay no duty on a new home at any price. Other states use the same thresholds as for established homes, although off-the-plan concessions can help.
Sources
- Revenue NSW: First Home Buyers Assistance Scheme
- Victorian Government: support for first home buyers
- Queensland Revenue Office: concession rates
- WA Government: 2026–27 housing taxation package
- ACT Revenue Office: Home Buyer Concession Scheme
- State Revenue Office Tasmania: first home buyers of established homes
More guides
- Stamp duty in Victoria 2026–27
- Stamp duty in NSW 2026–27
- Novated leases explained
- Salary packaging for nurses and health workers
Last reviewed October 2026. This guide is general information only. It isn't financial, tax, credit or legal advice and doesn't consider your circumstances. Rules change, so check the official sources below or speak to a licensed professional before you make a decision.