Stamp Duty Exemptions in Australia: Complete Guide (2026)

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

This guide breaks down exactly who may be eligible for a stamp duty exemption or concession in every state and territory in 2026, what the requirements are, and how much first home buyers can save.

What Is a Stamp Duty Exemption or Concession?

When you buy a home, you pay stamp duty (also called transfer duty) to your state or territory government. Each state revenue office sets its own thresholds and rules -- there is no uniform national scheme. The levy is calculated as a percentage of the dutiable value, typically the contract price or market value, whichever is higher.

A stamp duty exemption means you owe nothing. You are completely exempt from the charge.

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

Common criteria 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 dwelling as your primary residence. Beyond first home buyer schemes, there are several other categories of exempt transfers.

Most reductions target first home buyers who intend to live in the dwelling as their primary home. However, some states also offer discounts for pensioners, concession card holders, off the plan purchases, and those buying vacant land. Some jurisdictions also provide grants alongside waivers to help qualifying buyers get on the ladder.

The difference between the full levy and qualifying for a waiver can be enormous. On a $650,000 home in NSW, the difference is $24,457 -- money that could go towards your deposit, renovations, or paying down your home loan faster.

Stamp Duty Exemption for First Home Buyers in NSW

The NSW government offers one of the most generous waivers for first home buyers through the First Home Buyers Assistance Scheme (FHBAS), administered by Revenue NSW.

NSW First Home Buyer Concessions for New and Existing Homes

The NSW duty exemption applies to both new and established homes:

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

Requirements:

• You must be an Australian citizen or permanent resident
• You (or your spouse) must not have previously owned residential real estate
• The dwelling must become your primary home within 12 months of the completion date
• You must live in it for a continuous period of at least 12 months

Worked example: Sarah is buying her first home in Sydney for $780,000. Without the waiver she would face $30,490 in transfer duty. As a qualifying first home buyer, she owes nothing -- a saving of $30,490 that she can put toward her upfront costs.

First Home Buyer Stamp Duty Exemption in Victoria

The Victorian government administers the duty exemption through the State Revenue Office (SRO), with different thresholds depending on whether you are acquiring a new or established home valued under $750,000.

How Much Stamp Duty Do First Home Buyers Save in VIC?

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

Requirements:

• Each person on the contract must be a citizen or permanent resident
• You must be 18 years or older
• You (or your spouse) must never have owned residential real estate
• You must move in within 12 months and live there for at least 12 months continuously

Worked example: Alex and Jamie are buying their first established home in Melbourne for $580,000. The standard levy would be $31,070. As qualifying buyers below the $600,000 threshold, they receive a full duty exemption -- saving the entire $31,070.

Victoria also offers a separate off-the-plan discount (see below), which can be combined with other benefits in some cases.

Stamp Duty Exemption for First Home Buyers in Queensland

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

Queensland offers two tiers for first home buyers:

The First Home Concession gives qualifying first home buyers a full transfer duty waiver on homes valued up to $700,000. Between $700,001 and $800,000, the discount phases out on a sliding scale.

The Home Concession is separate and applies to any home buyer (not just first-timers) acquiring a dwelling they intend to live in as their principal place of residence. This reduces the rate compared to what investors face.

First Home Concession requirements:

• You must be a citizen or permanent resident
• Each person named on the contract must be at least 18 years old
• You (or your spouse) must not have previously received a first home concession
• The home must become your principal place of residence within 12 months
• You must live there for at least one year

Worked example: Mia is buying her first home in Brisbane for $650,000. Without any reduction she would face $13,650 in transfer duty. As a qualifying buyer under $700,000, her full waiver saves $13,650.

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

Every state and territory has its own scheme. Here is a summary for the remaining jurisdictions:

South Australia stands out for having completely abolished transfer duty for first-time buyers on homes valued up to $650,000 -- regardless of whether the dwelling is new or established. This is the most generous scheme in the country.

The ACT is unique because it is progressively phasing out stamp duty in favour of an annual land tax. First-time buyers may be eligible for the Home Buyer Concession Scheme, but the criteria depend on total household income.

WA differentiates between new and established homes. If you are buying a newly built dwelling valued up to $530,000 or buying vacant land valued up to $400,000, you may qualify for a full waiver. For established homes the threshold drops to $430,000.

Who Has to Pay Stamp Duty?

If you do not qualify for a waiver or reduction, you face the full rate. This includes:

• Investors -- most waivers only apply when you intend to live in the dwelling as your primary home. Those acquiring a rental face the full levy.
• Buyers above the threshold -- even qualifying ones must pay the full charge if the market value exceeds the ceiling.
• Repeat buyers -- if you have previously held title to real estate, most first-time buyer waivers do not apply.
• Foreign buyers -- non-residents face transfer duty plus a surcharge in most states (typically 7-8% of the dutiable value on top of the standard rate).

Other Exempt Transfers

Beyond first home buyer schemes, several categories of transfer are typically exempt:

• Marriage or de facto relationship breakdown -- transfers following the dissolution of a marriage or de facto relationship are typically exempt when a court order directs the transfer of ownership.
• Transfers between spouses -- adding a spouse to the title as joint tenants is generally exempt if the result is equal holding.
• Inherited real estate -- assets inherited via a will are often exempt, though further transfers may incur the levy.
• Primary production land -- transfers of primary production land may attract reduced rates in some states, particularly for family farm succession.
• Registered charities -- charities may be exempt if the asset is used solely for charitable purposes.

Use our stamp duty calculator to work out exactly how much you will owe based on the dutiable value and state.

Pensioner and Concession Card Holder Discounts

Several states offer benefits for pensioners and concession card holders:

Victoria -- Qualifying card holders acquiring a home valued up to $750,000 may receive a duty exemption or concessional rate. You must hold a valid Commonwealth Seniors Health Card, Pensioner Card, or Health Care Card. On a $605,000 home, a qualifying pensioner would owe approximately $1,045 instead of $31,370 -- a saving of over $30,000.

NSW -- Pensioners and seniors may qualify for benefits on downsizing through Revenue NSW.

Queensland -- The Home Concession rate applies to all owner-occupiers regardless of age, effectively providing a discount for pensioners who acquire a residence.

If you hold a card and are planning to buy, check with your state revenue office before signing the contract. The application often needs to be lodged by the completion date.

Off-the-Plan, Vacant Land, and New Home Concessions

Buying a new home off-the-plan can attract additional benefits. Off the plan purchases -- including strata subdivisions and apartments -- are popular among those looking to build wealth:

Victoria offers a reduction where the dutiable value reflects the land valued at contract date plus completed construction costs, rather than the finished price. The discount varies: approximately 45% for single-lot subdivisions, 60% for low-rise apartments, and 75% for high-rise strata subdivisions. For contracts entered between October 2024 and October 2026, Victoria has temporarily expanded this to apply regardless of price or whether it is an investment. First-time buyers can stack this with their duty exemption for even greater savings. An occupancy certificate is typically required before the final calculation is completed. Note that common property areas (lobbies, gardens, car parks) may be excluded from the dutiable value in strata calculations.

NSW does not offer a specific off-the-plan reduction for transfer duty, but the First Home Buyers Assistance Scheme applies equally to new and established homes.

Queensland applies the same rules to new homes as established ones. The first home concession applies whether the dwelling is new, existing, or off-the-plan.

How to Apply for a Stamp Duty Exemption

The application process varies by state, but applications are typically lodged through a solicitor or conveyancer at or before the completion date. Here are the general steps:

1. Check requirements -- confirm you meet all criteria for your state's scheme before signing a contract. Qualifying first home buyers should share their details with a solicitor early.
2. Gather documentation -- proof of identity (citizen or permanent resident status), evidence you have not previously held title, and the signed contract showing the dutiable value.
3. Apply before completion -- most states require you to apply by the completion date. Late applications may not be accepted. Contracts entered after the deadline cannot be backdated.
4. Shared equity arrangements -- if buying with someone who does not qualify, you may be eligible for the waiver on your share only.
5. Move in -- after completion, you must move into the dwelling and live there for the required period (usually 12 months).

Failure to meet residency requirements after claiming a waiver can result in the full amount plus interest being owed. Make sure you can genuinely meet the residency requirements before applying.

How to Calculate Your Stamp Duty Savings

The easiest way to see how much a duty exemption will save you is to compare the full levy with what you owe after the reduction. Use our online tool -- the stamp duty calculator -- to instantly calculate for any state, market value, and buyer type. It shows the full charge, any applicable reductions, and your net amount.

Example -- $700,000 first home in different states:

These savings can make a genuine difference to whether you can afford to enter the market. For many first-time buyers, a duty exemption effectively adds tens of thousands of dollars to their buying power.

Frequently Asked Questions About Stamp Duty Exemptions

Who may be 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 title in this country. The home must be valued at $800,000 or less (or $350,000 for buying vacant land), and you must live in it as your primary home for at least 12 months.

Do first home buyers pay stamp duty in Victoria?

First-time buyers in Victoria do not pay transfer duty on homes valued up to $600,000. For established homes valued between $600,001 and $750,000, a concessional rate applies. Above $750,000, you owe the full amount regardless of whether it is your first home.

What is the stamp duty concession threshold in QLD?

Queensland offers a full transfer duty waiver for qualifying buyers on homes valued up to $700,000 through the First Home Concession. For those valued between $700,001 and $800,000, a partial reduction applies. All buyers may also be eligible for the general Home Concession, which provides a reduced rate on any dwelling acquired 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 (typically $10,000 to $30,000 depending on the state). A stamp duty exemption waives or reduces the transfer duty you owe. In most states, qualifying first home buyers can claim both, effectively stacking the two benefits.

How much stamp duty do investors owe?

Most waivers only apply to a person who intends to live in the dwelling as their primary home. Investors acquiring a rental typically face full transfer duty. The ACT's move towards replacing the levy with annual land tax is the closest to a broad reduction for all buyers.

Do pensioners pay stamp duty?

It depends on the state. Victoria offers specific benefits for qualifying card holders acquiring a residence. In Queensland, all owner-occupiers benefit from the Home Concession rate. Check with your state revenue office -- you may be eligible if you hold a valid Pensioner Card at the date of the transaction.

Start Tracking Your Costs

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

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

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