Of the 30 computed cells in the matrix below, 9 qualify for a full FHB exemption (zero stamp duty), 3 fall into a tapered concession band, and 18 require the standard owner-occupier rate. At the lowest price tier ($600,000 entry) the pooled FHB-tier saving across the six states is 68% off the standard rate. Aggregate savings across all 30 cells: $285,607 compared to paying the standard rate.
The matrix
The 2026-27 ACT Budget abolished stamp duty entirely for every eligible ACT first home buyer, with no income test and no price cap, the first Australian state or territory to fully scrap it. Because that change is now in force, every ACT row below shows $0 regardless of price (up from the former $1,020,000 income-tested full-exemption threshold). Source: ACT Government 2026-27 Budget, revenue.act.gov.au.
| State | Purchase price | Standard duty | FHB duty |
|---|---|---|---|
| New South Wales | $600k | $21,187 | $0 (exempt) |
| New South Wales | $750k | $27,937 | $0 (exempt) |
| New South Wales | $900k | $34,687 | $19,594 (save $15,093) |
| New South Wales | $1.1m | $43,687 | $43,687 |
| New South Wales | $1.4m | $58,287 | $58,287 |
| Victoria | $600k | $31,070 | $0 (exempt) |
| Victoria | $750k | $40,070 | $40,070 |
| Victoria | $900k | $49,070 | $49,070 |
| Victoria | $1.1m | $60,500 | $60,500 |
| Victoria | $1.4m | $77,000 | $77,000 |
| Queensland | $600k | $12,850 | $0 (exempt) |
| Queensland | $750k | $19,600 | $10,925 (save $8,675) |
| Queensland | $900k | $26,350 | $26,350 |
| Queensland | $1.1m | $36,600 | $36,600 |
| Queensland | $1.4m | $53,850 | $53,850 |
| Western Australia | $600k | $22,515 | $13,630 (save $8,885) |
| Western Australia | $750k | $29,741 | $29,741 |
| Western Australia | $900k | $37,466 | $37,466 |
| Western Australia | $1.1m | $47,766 | $47,766 |
| Western Australia | $1.4m | $63,216 | $63,216 |
| South Australia | $600k | $26,830 | $26,830 |
| South Australia | $750k | $35,080 | $35,080 |
| South Australia | $900k | $43,330 | $43,330 |
| South Australia | $1.1m | $54,330 | $54,330 |
| South Australia | $1.4m | $70,830 | $70,830 |
| Australian Capital Territory | $600k | $12,728 | $0 (exempt) |
| Australian Capital Territory | $750k | $19,208 | $0 (exempt) |
| Australian Capital Territory | $900k | $28,058 | $0 (exempt) |
| Australian Capital Territory | $1.1m | $40,358 | $0 (exempt) |
| Australian Capital Territory | $1.4m | $59,558 | $0 (exempt) |
Every cell is computed from the state formula for an established-home purchase (no new-build bonuses applied). From 1 July 2026 the ACT abolished first home buyer conveyance duty entirely, so all ACT rows show $0 at any price, with no income test or price cap. The NSW, VIC, QLD and WA first-home concession bands are each computed exactly from the state formula.
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Match me with a free brokerMethodology
Every figure in the matrix is computed at compile time from the state-revenue-office formulas current for FY2026-27. The formulas themselves live in our public repository at src/lib/stamp-duty-state-formulas.ts and are sourced from:
- NSW: Revenue NSW transfer duty rates (FY2026-27 indexation applied)
- VIC: SRO Victoria principal-place-of-residence duty
- QLD: QRO transfer duty and first-home concession
- WA: RevenueWA transfer duty (rates effective 14 March 2025)
- SA: RevenueSA conveyance duty
- ACT: ACT Home Buyer Concession Scheme (first home buyer duty abolished from 1 July 2026: $0 at any price, no income test or price cap, per the 2026-27 ACT Budget)
The FHB-concession calculation assumes an established home in all rows (no new-build bonuses applied). New-build rules differ in QLD (no price cap since 1 May 2025) and NT (house-and-land-package exemption). These are documented in our per-state state grants pages.
What this baseline reveals
- VIC's $600k cliff is the harshest in the country. VIC's full exemption ends at $600,000; the taper window ($600k to $750k) is the narrowest of any state. Anyone buying at $750k pays close to the standard rate.
- ACT is now the most generous jurisdiction. From 1 July 2026 an eligible ACT first home buyer pays $0 at any price, with no income test and no price cap, up from the former $1,020,000 income-tested full-exemption threshold. For the same purchase price, ACT buyers now save more than buyers in any other state.
- NSW's FHBAS at $800k full exemption puts NSW second on the threshold ladder, but the $1m-plus tier shows the standard rate kicks in fast above the $1m concession ceiling.
- QLD's established-home concession ends at $800k. But QLD new builds carry no price cap since 1 May 2025, a separate research artifact we will publish for the new-build path.
What this does not prove
Honest scope. This baseline shows what FHB stamp-duty rates are at five representative price tiers in six mainland states. It does not:
- Predict your actual stamp duty: that depends on whether the property is new vs established, whether you qualify for the scheme, and whether the threshold has shifted since publication. Use the stamp-duty calculator for your specific case.
- Cover NT and TAS. Our formula library uses a simpler tiered approximation for these two; we have deliberately excluded them from this matrix rather than publish numbers at lower confidence than the other six states.
- Cover suburb-level median prices. The 2,600-postcode version of this dataset is on our roadmap; we did not ship that as part of this MVP because programmatic pages at that scale risk Google's May 2026 Core Update “scaled content abuse” filter without commensurate per-postcode editorial depth. See our editorial methodology for how we scope programmatic content.
Cite this
Suggested citation:
Puri, A. (2026). AU First-Home-Buyer Stamp Duty by Capital City and Price Tier (2026 Baseline). NestPath Research. https://nestpath.com.au/research/au-stamp-duty-by-suburb-2026
Licensed CC BY 4.0, reuse with attribution. Machine-readable JSON: /data/au-stamp-duty-by-suburb-2026.json.
Refresh schedule
State stamp-duty rates and FHB-concession thresholds change at start-of-financial-year (1 July) and on ad-hoc policy announcements. This baseline is reissued with the new FY rates and supplemented with policy-changelog entries as they happen. The page's dateModified advances only on real edits per our dateModified honesty rule.
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