Stamp Duty Changes 2025-26: What First-Home Buyers and Investors Need to Know
13 June 2026 · 8 min read · General information only
Why stamp duty matters more in 2025-26
Stamp duty is one of the biggest upfront costs when buying property in Australia. With median house prices still high and interest rates holding, every dollar counts. From July 1 2025, several states have updated their stamp duty thresholds, concessions, and first-home buyer schemes. Missing out on a concession could cost you thousands.
Our stamp duty calculator lets you enter your state, property price, and buyer type to get an instant estimate. Use it before you bid or sign a contract.
What changed on July 1 2025
Every state and territory sets its own stamp duty rates. Here are the key changes for 2025-26:
New South Wales
- First-home buyer exemption threshold increased from $800,000 to $850,000 for established homes
- Concession threshold (reduced rate) lifted to $1,050,000 (up from $1,000,000)
- No changes to general rates for investors or owner-occupiers
Victoria
- First-home buyer duty exemption for homes under $600,000 (unchanged)
- Concession for homes $600,001 to $750,000 remains
- Principal place of residence (PPR) concession for off-the-plan purchases extended to December 31 2026
Queensland
- First-home buyer threshold for concession lifted to $700,000 (from $650,000)
- Full exemption still applies for homes under $500,000
- General rates unchanged for other buyers
Western Australia
- First-home buyer exemption increased to $500,000 (from $450,000)
- Concession available up to $600,000
- General transfer duty rates remain the same
South Australia
- First-home buyer threshold for full exemption now $650,000 (up from $600,000)
- Concession zone extended to $700,000
Tasmania, ACT, Northern Territory
- Minor indexation adjustments only (1-2% increases)
- Check our calculator for specific figures
Who gets concessions and how to claim
Concessions aren’t automatic. You need to meet eligibility criteria and apply. Common rules across states:
- You must be a first-home buyer (never owned property in Australia before)
- You must live in the home for at least 6-12 months (principal place of residence rule)
- The property price must fall under the threshold
- Some states limit concessions to new homes only (e.g. Victoria)
- Income caps apply in some states (e.g. NSW caps at $125,000 for singles)
How to claim:
- Complete the state revenue office form at settlement
- Provide supporting documents (ID, contract of sale, proof of eligibility)
- Your conveyancer or solicitor usually handles this
- If you miss it, you can apply for a refund within 12 months
How stamp duty is calculated (with examples)
Stamp duty is calculated on a sliding scale. The more expensive the property, the higher the rate. Here’s a simplified table for NSW 2025-26 general rates:
| Property value | Duty rate |
|---|---|
| Up to $300,000 | $1.25 per $100 |
| $300,001 - $1,000,000 | $3,750 + $4.50 per $100 over $300,000 |
| $1,000,001 - $3,000,000 | $35,250 + $5.50 per $100 over $1,000,000 |
| Over $3,000,000 | $145,250 + $7.00 per $100 over $3,000,000 |
Example 1: First-home buyer in NSW buying a $750,000 established home
- Without concession: $28,490
- With first-home buyer exemption: $0 (under $850,000 threshold)
- Saving: $28,490
Example 2: Investor in Victoria buying a $900,000 apartment
- General rate: $48,870
- No concession available for investors
- Plus foreign purchaser duty if applicable (8% surcharge)
Example 3: First-home buyer in QLD buying a $520,000 home
- Full exemption applies (under $500,000? No, but $520,000 qualifies for concession)
- Concession rate: $5,075 (vs full rate $10,075)
- Saving: $5,000
Use the stamp duty calculator to get your exact figure—just enter your state, purchase price, and buyer type.
Common mistakes that cost you money
- Not checking eligibility before buying – Concessions often require you to be a first-home buyer. If you’ve owned property overseas, you may still qualify in some states but not others.
- Assuming the vendor pays stamp duty – The buyer always pays. Factor it into your deposit and borrowing power.
- Buying just over the threshold – A $5,000 price increase can cost you $15,000+ in extra duty. Negotiate to stay under if possible.
- Forgetting about off-the-plan benefits – Some states offer deferred payment or discounts for off-the-plan purchases (e.g., Victoria’s PPR concession).
- Not using a calculator before auction – You can’t calculate stamp duty in your head during a bidding war. Know your max bid including duty.
What about first-home buyer grants?
Stamp duty concessions are separate from first-home owner grants (FHOG). FHOG is a cash payment from the state government, usually $10,000-$15,000 for new homes. You can often claim both, but check:
- FHOG is for new or substantially renovated homes only
- Some states have phased out FHOG (e.g., NSW ended it for $1m+ homes)
- Income caps apply
Our stamp duty calculator doesn’t include FHOG, but your conveyancer can advise on combined eligibility.
Next steps before you buy
- Get pre-approval – Know your borrowing capacity including stamp duty costs
- Calculate your stamp duty – Use our tool to estimate and budget
- Check eligibility – Visit your state revenue office website for full rules
- Talk to a professional – A conveyancer or mortgage broker can help you maximise concessions
- Factor duty into your offer – Don’t blow your budget on the purchase price alone
This is general information only, not financial advice.