Guide - First Home Buyer Perth
Stamp Duty WA: First Home Buyer Concessions Explained
Stamp duty in WA can add tens of thousands of dollars to the cost of buying a home. First home buyers get significant concessions, and in many cases pay nothing at all. Here is exactly how the thresholds work, what you will save, and what you need to do to claim.
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Quick facts: stamp duty for first home buyers in WA (2026)
| Duty-free threshold (established home) | Up to $500,000, no stamp duty |
| Concessional rate range (Metro/Peel) | $500,001 to $700,000, reduced duty applies |
| Concessional rate range (Regional WA) | $500,001 to $750,000, reduced duty applies |
| Above $700,000 (Metro) / $750,000 (Regional) | Full stamp duty payable (no concession) |
| Duty-free threshold (vacant land) | Up to $350,000, no stamp duty |
| Concessional rate (vacant land) | $350,001 to $450,000, reduced duty |
| New builds (H&L package) | Duty on land component only |
| Administered by | WA Office of State Revenue |
| Claimed via | Your conveyancer at settlement |
What is stamp duty and why does it matter?
Stamp duty, officially called transfer duty in Western Australia, is a state government tax on the transfer of property. It is calculated as a percentage of the purchase price and is payable by the buyer at settlement. It is one of the largest upfront costs in a property purchase, often exceeding the cost of legal fees, building inspections, and loan establishment costs combined.
For a buyer purchasing an established home at $600,000 in Perth without any concession, stamp duty would be approximately $22,065. For a first home buyer at the same price, the concessional rate applies, reducing the duty to approximately $13,630. For a first home buyer purchasing at or under $500,000, no duty is payable at all.
Getting the thresholds right matters for budgeting. Stamp duty cannot be added to your mortgage. It must be paid from your own funds at settlement. A buyer who has saved exactly enough for a 5% deposit but not accounted for stamp duty will have a problem at settlement.
The first home buyer thresholds in detail
Established homes
For first home buyers purchasing an existing or new residential property in WA (Metropolitan and Peel region, current law from 21 March 2025):
| Purchase price | Duty payable (first home buyer) | Full duty (no concession) | Saving |
|---|---|---|---|
| $400,000 | $0 | $13,565 | $13,565 |
| $500,000 | $0 | $17,765 | $17,765 |
| $550,000 | ~$6,815 | ~$20,140 | ~$13,325 |
| $600,000 | ~$13,630 | ~$22,065 | ~$8,435 |
| $650,000 | ~$20,445 | ~$24,190 | ~$3,745 |
| Above $700,000 (metro) | Full duty | Full duty | $0 |
Regional WA buyers: the concessional rate extends to $750,000 (above $700,000 full duty applies for metro buyers only). Use our WA stamp duty calculator to estimate your exact duty at any price point and region.
Important: The figures above are indicative. Stamp duty calculations are complex and depend on the exact purchase price, property type, region and transaction date. Always obtain a precise figure from your conveyancer or the WA Office of State Revenue before settlement.
Proposed May 2026 changes: not yet in effect
On 7 May 2026 the WA Government announced increases to the first home buyer duty thresholds as part of the 2026-27 State Budget. RevenueWA has advised these changes cannot be implemented until legislation is introduced into Parliament and RevenueWA system updates are completed. The estimated commencement date is 28 July 2026.
Transactions signed between 7 May 2026 and the commencement date will be assessed under the current thresholds first. If you are eligible, RevenueWA will reassess and refund the difference after commencement. Confirm the position with your settlement agent before signing.
Proposed thresholds (subject to legislation):
- New and established homes: duty-free up to $600,000, concessional rate to $800,000
- Vacant land: duty-free up to $450,000, concessional rate to $550,000
Vacant land
For first home buyers purchasing vacant residential land to build on in WA, separate thresholds apply:
| Land price | Duty payable (first home buyer) |
|---|---|
| Up to $350,000 | $0 |
| $350,001 to $450,000 | Concessional rate (tapers to full duty) |
| Above $450,000 | Full duty payable |
For house and land packages, stamp duty is assessed on the land component only, not the combined value of land plus construction. This is a meaningful advantage for first home buyers building new. A $250,000 block with a $350,000 construction contract attracts duty on $250,000 only, and at the first home buyer concession rate, that may be zero duty. If you are weighing up building new, our guide to house and land finance in Perth covers the two-contract structure, settlement timing and when the grant actually arrives.
Who qualifies for the first home buyer concession
The WA first home buyer stamp duty concession has its own eligibility criteria, which are separate from (though similar to) those for the WA First Home Owner Grant and the federal First Home Guarantee.
- Individual purchaser only. The concession is not available to companies or trusts. All buyers on the contract must be individuals.
- First home buyer in Australia. You must not have previously owned a residential property in any Australian state or territory, either solely or jointly.
- No prior concession or grant. You must not have previously received a first home buyer duty concession or first home owner grant in any state or territory.
- Principal place of residence. You must intend to live in the property as your principal place of residence within 12 months of settlement, and continue to do so for a continuous period of at least 12 months.
- Joint buyers must all qualify. If you are purchasing jointly, all buyers on the contract must meet the eligibility criteria. If one buyer has previously owned property, neither buyer can claim the concession on that transaction.
Note on intent to occupy: The first home buyer concession requires that you actually live in the property. If you purchase with the intention of renting it out first, you will not qualify. Purchasing with a tenant in place is also generally disqualifying. If your plans change after settlement, contact the State Revenue Office promptly. There are specific provisions for circumstances that prevent you from occupying the property.
How stamp duty interacts with your deposit and borrowing capacity
Stamp duty affects your finances in two ways that first home buyers often underestimate.
It must be paid from savings, not borrowed
Stamp duty cannot be capitalised into your home loan. It is due at settlement and must be paid from funds you already have. This means your deposit savings need to cover both the deposit itself and any applicable stamp duty.
For a first home buyer purchasing at $600,000 in Perth, the concessional duty is approximately $13,630. With a 5% deposit ($30,000), you would need a minimum of $43,630 in savings available at settlement, plus other upfront costs including legal fees ($1,500-$3,000), building inspection ($400-$700), and loan establishment costs ($300-$700).
It affects how your genuine savings are assessed
When lenders assess your application for a home loan, they look at your total available funds and how much will remain after settlement. If stamp duty consumes a significant portion of your savings, lenders will factor this into their assessment of your financial position. A broker can map out exactly what you need to have in savings to satisfy both the deposit requirement and the lender's post-settlement funds test.
Stacking concessions: combining all available benefits
WA first home buyers purchasing a new property at or under $500,000 can potentially access all of the following at once:
Stamp duty: $0
No duty on purchases at or under $500,000. On a $500,000 purchase, this saves approximately $17,765 compared to what a standard buyer would pay. Concessional rates apply above $500,000 up to $700,000 (metro).
First Home Owner Grant: $10,000
State government cash grant for new builds. Paid at foundation stage (construction) or at settlement (off the plan). Can contribute toward your deposit for borrowing purposes.
First Home Guarantee: no LMI
Federal scheme allowing 5% deposit without LMI. LMI saving on a $500,000 purchase is typically $15,000-$20,000. Cannot stack with a Family Home Guarantee on the same purchase.
First Home Super Saver Scheme: up to $50,000
Withdraw voluntary super contributions toward your deposit. Tax-advantaged savings that can boost your deposit without affecting your regular savings track record.
The combined value of these four entitlements on a $500,000 new build in Perth can reach $45,000-$50,000 in real dollar terms, between the stamp duty saving, the grant, the LMI saving, and the tax advantage on super contributions. This is not theoretical. It is accessible to eligible Perth buyers who structure their purchase correctly.
The coordination between these schemes is where an experienced broker and conveyancer add significant value. Timing the applications correctly, ensuring lenders accept all relevant contributions as genuine savings, and structuring the construction contract appropriately all require hands-on knowledge of how the schemes interact in practice.
How stamp duty is claimed
You do not apply for the first home buyer stamp duty concession separately from your property purchase. It is claimed through your conveyancer or settlement agent as part of the standard transfer process. When you instruct a conveyancer, tell them you are a first home buyer. They will include the eligibility declarations in the transfer documentation and calculate the concessional duty amount.
The State Revenue Office assesses the transfer and issues the duty assessment before settlement. If you are eligible, the concessional rate is applied automatically. There is no separate application form or waiting period. The concession is confirmed as part of the normal settlement process.
To estimate your duty before you reach settlement, use our WA stamp duty calculator. It covers both the current March 2025 rates and the proposed 7 May 2026 rates so you can see the difference.
Frequently asked questions
Do first home buyers pay stamp duty in WA?
First home buyers purchasing at or under $500,000 pay no stamp duty in WA (current law from 21 March 2025). Between $500,001 and $700,000 (Metropolitan or Peel), a concessional rate applies. Regional buyers have a concessional ceiling of $750,000. Above those amounts, full duty is payable. For vacant land, the duty-free threshold is $350,000, with concessional rates applying up to $450,000. A proposed increase to $600,000 for homes was announced 7 May 2026 with estimated commencement 28 July 2026, pending legislation.
How much stamp duty does a first home buyer pay on a $500,000 home in WA?
$0. The current duty-free threshold for eligible first home buyers is $500,000. A non-first home buyer purchasing at the same price would pay approximately $17,765 in stamp duty.
Does stamp duty apply to new builds for first home buyers in WA?
For house and land packages, stamp duty is charged on the land component only, not the total build value. This significantly reduces the dutiable value. If the land component is under $350,000, a first home buyer may pay no duty at all even if the total package value exceeds that amount.
Who is eligible for the first home buyer stamp duty concession in WA?
You must be an individual (not a company or trust), purchasing your first home in Australia, intending to live in the property as your principal place of residence within 12 months of settlement. All buyers on the contract must meet the criteria if purchasing jointly. Prior ownership or prior receipt of a first home buyer concession in any state disqualifies you.
What is the stamp duty on a $650,000 home for a first home buyer in WA?
For a Metropolitan or Peel buyer, approximately $20,445 at the concessional rate (current law from 21 March 2025). Full duty on the same purchase without any concession would be approximately $24,190. Regional WA buyers face a lower concessional rate since their threshold extends to $750,000. Always confirm the precise figure with your conveyancer before settlement.
Can stamp duty be added to the home loan in WA?
No. Stamp duty must be paid from your own funds at settlement. It cannot be borrowed or capitalised into the mortgage. For first home buyers purchasing at or under $500,000, no duty is owed. For those between $500,001 and $700,000 (metro), budget for the concessional duty amount separately alongside your deposit, legal fees, and other upfront purchase costs.
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