Stamp Duty Exemptions in Australia: Complete Guide (2026)

A stamp duty exemption can eliminate the single biggest upfront cost of buying property in Australia — saving first home buyers up to $31,335 in NSW or $31,070 in Victoria alone. Every state and territory offers some form of stamp duty exemption or concession for eligible buyers, but the thresholds, eligibility rules, and application processes differ dramatically. What qualifies you for a full duty exemption in one state may only earn you a partial concession in another — or nothing at all.

This guide breaks down exactly who is eligible for a stamp duty exemption or concession in every Australian state and territory in 2026, what the requirements are to apply, and how much first home buyers can actually save when buying a home.

What Is a Stamp Duty Exemption or Concession?

When you purchase property in Australia, you pay stamp duty (also called transfer duty) to your state or territory government. Stamp duty exemptions are determined by each state and territory revenue office and are not uniform across Australia — the rules, thresholds, and eligibility criteria vary significantly from one jurisdiction to the next. This is calculated as a percentage of the property's dutiable value — typically the purchase price or market value, whichever is higher.

A stamp duty exemption means you pay zero tax on the purchase. You are completely exempt from the charge.

A stamp duty concession means you pay a reduced amount. The discount varies depending on the property value, your circumstances, and the state you are buying in.

Common eligibility criteria for stamp duty exemptions across most states include being an Australian citizen or permanent resident, being a natural person (not a company or trust), and intending to live in the property as your primary residence. Beyond first home buyer schemes, there are several other categories of exempt transfers in Australia.

Most exemptions and concessions target first home buyers who intend to live in the property as their primary home. However, some states also offer concessions for pensioners, concession card holders, persons with a disability, off-the-plan purchases, and vacant land buyers. Some jurisdictions also provide grants alongside duty exemptions to help eligible ones get on the property ladder.

The difference between paying the full transfer duty and qualifying for an exemption can be enormous. On a $650,000 property in NSW, the difference is $24,457 — that is money that could go towards your deposit, renovations, or paying down your home loan faster. Find out below which concessions apply in your state and whether you or your partner can save on your next transaction.

Stamp Duty Exemption for First Home Buyers in NSW

New South Wales offers one of Australia's most generous exemptions for first home purchasers through the First Home Buyers Assistance Scheme (FHBAS), administered by Revenue NSW. This scheme can help a person buying their first new or existing home avoid the entire duty bill.

NSW First Home Buyer Concessions for New and Existing Homes

The NSW exemption applies to both new and existing homes:

Property Value	Benefit
Up to $800,000	Full exemption — no duty payable
$800,001 to $1,000,000	Concessional rate — reduced charges on a sliding scale
Above $1,000,000	No reduction — full rate applies

For vacant land on which you intend to build your first home:

Land Value	Benefit
Up to $350,000	Full exemption
$350,001 to $450,000	Concessional rate

Eligibility requirements:

• You must be an Australian citizen or permanent resident
• You (or your spouse or partner) must not have previously owned residential property in Australia
• The property must become your primary home within 12 months of the settlement date
• You must live in the property for a continuous period of at least 12 months — ownership alone is not enough

Worked example: Sarah is a person buying her first home in Sydney for $780,000. Without the exemption she would pay $30,490 in transfer duty. As an eligible purchaser, she pays nothing — a saving of $30,490 that she can put toward her purchase costs. The First Home Owner Grant may also help ones like Sarah with additional financial support.

First Home Buyer Stamp Duty Exemption in Victoria

Victoria's transfer duty exemption for first home purchasers is administered by the State Revenue Office (SRO) and has different thresholds depending on whether you are purchasing a new or existing home valued under $750,000.

How Much Can First Home Buyers Save on Stamp Duty in VIC?

Property Type	Full Exemption	Concession Range
New home or existing home	Up to $600,000	$600,001 to $750,000

For homes valued between $600,001 and $750,000, the benefit reduces on a sliding scale. Above $750,000, you pay the full rate.

Eligibility requirements:

• You must be an Australian citizen or permanent resident (each person on the contract)
• You must be 18 years or older
• You (or your spouse or partner) must never have owned or co-owned residential property in Australia
• You must move into the property within 12 months of the settlement date and live there for at least 12 months continuously
• The property must be your primary home

Worked example: Alex and Jamie are buying their first home in Melbourne for $580,000. The standard duty would be $31,070. As eligible purchasers below the $600,000 threshold, they qualify for a full duty exemption — saving the entire $31,070. They can find information about additional grants through the SRO.

Victoria also offers a separate off-the-plan concession (see below), which can be combined with other concessions in some cases. Property owners who later sell may find the duty originally paid affects their cost base for capital gains purposes.

Stamp Duty Exemption for First Home Buyers in Queensland

Queensland calls its version transfer duty, and the exemptions are managed by the Queensland Revenue Office.

Queensland offers two tiers of concession for first home buyers:

Concession Type	Full Exemption	Concession Range
First Home Concession	Up to $700,000	$700,001 to $800,000
Home Concession (any buyer)	N/A	Reduced rate for any principal place of residence

The First Home Concession provides eligible first home buyers with a full transfer duty exemption on homes valued up to $700,000. Between $700,001 and $800,000, the discount phases out on a sliding scale. First home buyers should share their eligibility details with their conveyancer early in the buying a home process.

The Home Concession is separate and applies to any home buyer (not just first-timers) buying a property they intend to live in as their principal place of residence. This concession reduces the transfer duty rate compared to the general rate used for investment properties, and can help tenants transition to home ownership.

Eligibility for the First Home Concession:

• You must be an Australian citizen or permanent resident
• Each person named on the contract must be at least 18 years old
• You (or your spouse or partner) must not have previously received a first home concession or claimed an owner-occupied home
• The home must become your principal place of residence within 12 months of the settlement date
• You must live in the property for at least one year

Worked example: Mia is buying her first home in Brisbane for $650,000. Without any concession she would pay $13,650 in transfer duty. As an eligible purchaser under $700,000, her duty exemption saves the full $13,650. The Queensland First Home Owner Grant may provide additional help for eligible ones.

State-by-State: WA, SA, TAS, NT and ACT Stamp Duty Exemptions

Every state and territory has its own transfer duty exemption scheme. Here is a summary for the remaining jurisdictions — find information specific to your state below:

State/Territory	First Home Buyer Threshold	Benefit
WA	Up to $430,000 (existing home) / $530,000 (new home or vacant land)	Full exemption
SA	Up to $650,000	Full exemption (transfer duty abolished for all eligible purchasers since June 2023)
TAS	Up to $600,000	50% duty discount
ACT	Income-tested (up to ~$170,000 household income)	Full or partial concession depending on property value
NT	Up to $650,000	Stamp Duty Discount Scheme — concession on established homes

South Australia stands out for having completely abolished transfer duty for eligible first-time purchasers on properties valued up to $650,000 — regardless of whether the home is new or existing. This is the most generous scheme in the country for those who qualify. SA also offers grants and support for persons with a disability who need to build or modify a home.

The ACT is unique because it is progressively phasing out stamp duty in favour of an annual land tax. First-time purchasers may be eligible for the Home Buyer Concession Scheme, but eligibility depends on total household income rather than just property value. A person or couple must apply through a member of the ACT Revenue Office to confirm eligibility.

WA differentiates between new and existing homes. If you are buying a newly built home valued up to $530,000 or vacant land valued up to $400,000, you may qualify for a full transfer duty exemption. For existing properties the threshold drops to $430,000. WA also provides farm property concessions for those purchasing rural land valued under certain limits.

Who Has to Pay Stamp Duty When Buying Property?

If you do not qualify for an exemption or concession, you pay the full rate when buying property. This includes:

• Property investors — most exemptions only apply when you intend to live in the property as your primary home. Investors purchasing a rental property typically pay the full levy with no discount.
• Purchasers above the threshold — even eligible ones must pay full charges if the property value exceeds the concession ceiling.
• Repeat buyers — if you have previously held ownership of property, most first-time purchaser exemptions do not apply.
• Foreign buyers — non-residents and temporary visa holders pay transfer duty plus a surcharge in most states (typically 7-8% of the dutiable value on top of the standard rate).

There are limited scenarios where investors can reduce their duty, though these are not first home buyer exemptions in the traditional sense.

Other Stamp Duty Exemptions and Exempt Transfers

Beyond first home buyer schemes, several categories of property transfer are typically exempt from stamp duty across most Australian states:

• Marriage or de facto relationship breakdown — transfers of property following the dissolution of a marriage or de facto relationship are typically exempt from stamp duty. This applies when a court order or binding financial agreement directs the transfer as part of a property settlement.
• Transfers between married or de facto couples — transfers between married or de facto couples of their primary home are generally exempt from stamp duty, provided the transfer results in ownership becoming equal (for example, adding a spouse to the title as a joint tenant).
• Inherited property — property inherited via a will is often exempt from stamp duty, although further transfers outside the will's instructions may incur it. If an executor transfers property to a beneficiary named in the will, no duty is typically payable.
• Registered charities — registered charities may be exempt from stamp duty if the property is used solely for charitable purposes and the organisations are non-profit. Eligibility varies by state.

These exemptions can apply regardless of whether the buyer is a first home buyer or an investor.

Use our stamp duty calculator to work out exactly how much duty you will owe based on the dutiable value, state, and your status as a purchaser.

Pensioner and Concession Card Holder Stamp Duty Discounts

Several states offer concessions for pensioners and concession card holders who are purchasing a property to live in. Eligible pensioners may receive one-off exemptions when buying a home to live in, effectively giving them the same benefit as first home buyers in some states. These can help older persons and those with a disability reduce the cost of each transaction:

Victoria — Eligible pensioner concession card holders purchasing a home valued up to $750,000 may qualify for a duty exemption or concession. The property must be your primary home, and you must hold a valid Commonwealth Seniors Health Card, Pensioner Concession Card, or Health Care Card. The savings are substantial — on a $605,000 property, an eligible pensioner would pay approximately $1,045 in duty instead of the standard $31,370, a saving of over $30,000. Persons with a disability who hold a valid concession card can also access this support.

NSW — Pensioners and seniors may qualify for exemptions on purchases associated with downsizing through specific concessions administered by Revenue NSW. Eligibility is narrower than Victoria's scheme, and each person must find detailed information through the Revenue NSW portal.

Queensland — The home concession (reduced rate) applies to all property owners who live in their home, regardless of age or pension status, effectively providing a discount for pensioners who purchase a residence. Tenants transitioning to ownership may also benefit.

If you hold a concession card and are planning to purchase, check with your state's revenue office before signing the contract of sale. The application often needs to be lodged before or at the time of the settlement date — you generally cannot apply retroactively.

Off-the-Plan and New Home Stamp Duty Concessions

Buying a new home off-the-plan can attract additional concessions in several states. Off the plan purchases are an increasingly popular transaction type for ones looking to build wealth through property:

Victoria offers an off-the-plan concession where the dutiable value is reduced to reflect the value of the land valued at contract date plus any completed construction — rather than the finished price. The discount varies by property type: approximately 45% for single-lot subdivisions, 60% for low-rise apartments, and 75% for high-rise ones. Additionally, for contracts signed between October 2024 and October 2026, Victoria has temporarily expanded the off-the-plan concession to apply regardless of property price or whether the purchase is an investment — a significant temporary benefit for investors who normally receive no transfer duty discounts. First-time purchasers can stack this concession with their duty exemption for even greater savings.

NSW does not offer a specific off-the-plan concession for transfer duty, but the First Home Buyers Assistance Scheme applies equally to new and existing homes valued up to the same thresholds.

Queensland applies the same transfer duty rules to new homes as existing ones. The first home concession applies regardless of whether the home is new, existing, or purchased off-the-plan.

How to Apply for a Stamp Duty Exemption or Concession

The application process varies by state, but stamp duty exemption applications are typically lodged through a solicitor or conveyancer at or before the settlement date. In most states, your legal representative handles the exemption application as part of the conveyancing process, submitting the relevant forms to the state revenue office along with supporting documentation. Some states allow you to self-assess online through the revenue office portal.

Here are the general steps:

1. Check eligibility requirements — confirm you meet all criteria for your state's scheme before signing a contract. Eligible first home buyers should share their details with a solicitor early to help ensure no requirements are missed
2. Gather documentation — you will typically need proof of identity (citizen or permanent resident status), evidence you have not previously held ownership of property, and the signed contract of sale showing the purchase price. Some states also require statutory declarations confirming your intention to occupy the property.
3. Apply before or at settlement — most states require you to apply through your solicitor or conveyancer by the settlement date. Late applications may not be accepted, and you may need to pay the full duty upfront and apply for a refund afterwards in some jurisdictions. A member of your conveyancing team can help with the transaction paperwork.
4. Shared equity arrangements — if you are buying a property with others who are not eligible for the exemption, you can still apply if you and any other eligible buyers are purchasing at least half of the property. This is known as a shared equity arrangement, and it means you receive the exemption on your share of the purchase only. The ineligible co-purchaser pays duty on their portion.
5. Move in and build your life there — after settlement, you must move into the property and live there for the required period (usually 12 months) to keep the exemption

Failure to meet the residency requirements after claiming an exemption can result in the exemption being revoked and the full stamp duty amount plus interest being payable. For example, if you do not move into the property within 12 months of settlement or you move out before the required continuous residency period, the revenue office may claw back the exemption. This can result in significant financial consequences, so make sure you can genuinely meet the residency requirements before submitting your application.

How to Calculate Your Stamp Duty Savings

The easiest way to see how much a duty exemption or concession will save you is to compare the full transfer duty amount with what you would pay after the exemption. This information can help you find the right price range for your budget.

Use our stamp duty calculator to instantly calculate your duty for any state, property value, and purchaser type. The calculator shows you the full duty, any applicable reductions, and your net payable amount.

Example comparison — $700,000 first home in different states:

State	Full Stamp Duty	With FHB Exemption	Saving
NSW	$27,490	$0	$27,490
VIC	$37,070	~$9,268 (concession)	~$27,802
QLD	$14,350	$0	$14,350
SA	$26,830	$0 (abolished)	$26,830
WA	$22,015	Varies (above threshold)	Partial

These savings can make a genuine difference to whether you can afford to enter the property market. For many first-time purchasers, a duty exemption effectively adds tens of thousands of dollars to their buying power — money that would otherwise come straight off the deposit or be added to the home loan balance. Combined with grants and other support, eligible ones can significantly reduce the upfront cost of their transaction.

Frequently Asked Questions About Stamp Duty Exemptions

Who is eligible for a stamp duty exemption in NSW?

To qualify for the NSW First Home Buyers Assistance Scheme you must be a citizen or permanent resident who has never held ownership of property in Australia. The property must be valued at $800,000 or less (or $350,000 for vacant land), and you must live in it as your primary home for at least 12 months within the first year of settlement. Find more information on the Revenue NSW website.

Do first home buyers pay stamp duty in Victoria?

First-time purchasers in Victoria do not pay transfer duty on properties valued up to $600,000. For existing homes valued between $600,001 and $750,000, a concessional rate applies — you pay a reduced amount on a sliding scale. Above $750,000, you pay the full amount regardless of whether it is your first home. Each person on the contract must be a citizen or permanent resident and intend to live in the property for at least 12 months.

What is the stamp duty concession threshold in QLD?

Queensland offers a full transfer duty exemption for eligible purchasers on properties valued up to $700,000 through the First Home Concession. For properties valued between $700,001 and $800,000, a partial reduction applies. All buyers (not just first-timers) may also be eligible for the general Home Concession, which provides a reduced transfer duty rate on any property purchased as a primary home.

Is the First Home Owner Grant the same as a stamp duty exemption?

No. The First Home Owner Grant (FHOG) is a separate cash payment from the government (typically $10,000 to $30,000 depending on the state) designed to help first home buyers with purchase costs. A stamp duty exemption, by contrast, waives or reduces the transfer duty you owe on the property transaction. In most states, eligible first home buyers can claim both the FHOG and a stamp duty exemption on the same purchase, effectively stacking the two benefits. Check your state revenue office for the specific FHOG amount and eligibility criteria, as they differ from stamp duty exemption requirements.

Can you avoid stamp duty when buying property as an investor?

Generally no. Most exemptions only apply to a person who intends to live in the property as their primary home. Property investors purchasing a rental property typically pay full transfer duty.

However, in some states there are reduced rates for vacant land purchases or transfers between related parties. The ACT's move towards replacing duty with annual land tax is the closest thing to a broad reduction for all buyers and property owners.

Do pensioners pay stamp duty?

It depends on the state. Victoria offers specific concessions for eligible concession card holders purchasing a residence. NSW has limited pensioner concessions.

In Queensland, all property owners who live in their home (including pensioners) benefit from the Home Concession rate. Check with your state's revenue office for information — eligibility often requires holding a valid Pensioner Concession Card, Commonwealth Seniors Health Card, or Health Care Card at the date of purchase.

Start Tracking Your Property Purchase Costs

Understanding duty exemptions is just the first step. Use our free stamp duty calculator to work out your exact duty for any state and property value. If you are building an investment portfolio, PropBoss tracks all your purchase costs, charges paid, and property valuations in one place — so you always know exactly where you stand.

Already tracking your properties? Find out how transfer duty affects your cost base with our capital gains tax calculator. And for a full breakdown of rates (not just exemptions), read our state-by-state guide.

Ready to take control of your property finances? Get started with PropBoss for free.