First Home Buyer Grants and Stamp Duty Concessions by State 2026
Every cash grant, stamp duty threshold, and concession across all eight states and territories — current legislation, in plain English.
First home buyer grants state by state comparison 2026
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Grant amounts and stamp duty thresholds are current as at May 2026 and subject to change. Always verify with your state revenue office or broker before exchanging contracts.
NSW First Home Buyer Grants and Stamp Duty 2026
The NSW First Home Owner Grant pays $10,000 for new homes only. Established homes do not qualify for the cash grant. However, NSW stamp duty exemptions apply to both new and established properties, with different thresholds for each.
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The cash grant
The $10,000 FHOG applies to new homes and house and land packages. For a new build, the property value must be at or below $600,000. For house and land packages, the combined value must be at or below $750,000. The grant is paid at settlement for off-the-plan or completed new homes, or at the first progress payment for construction contracts. You must move in within 12 months and occupy the property continuously for at least 12 months.
The stamp duty rule
NSW provides full transfer duty exemption for first home buyers on both new and established homes up to $800,000. A sliding concession applies from $800,000 to $1,000,000. Above $1,000,000 full duty applies. On an $800,000 property the full exemption saves approximately $31,335. Both new and established homes qualify for the $800,000 threshold — there is no separate lower threshold for established homes in the current framework.
NSW also offers an alternative to paying stamp duty upfront: the Annual Property Tax. Eligible buyers can choose to pay a smaller ongoing annual tax based on land value instead of a one-off duty payment at settlement. This choice is permanent for that ownership and can benefit buyers who want to preserve cash at settlement but intend to sell within a few years.
VIC First Home Buyer Grants and Stamp Duty 2026
Victoria’s First Home Owner Grant pays $10,000 for new homes valued up to $750,000. Victoria is notable for offering full stamp duty exemption on both new and established homes under $600,000 — one of the few states where the stamp duty exemption applies equally to existing properties.
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The cash grant
The $10,000 FHOG applies to new homes and house and land packages up to $750,000. You must move in within 12 months and occupy the property as your primary residence for at least 12 continuous months. Substantially renovated homes may also qualify under specific criteria.
The stamp duty rule
Victoria provides a full land transfer duty exemption on properties valued up to $600,000, applying equally to both new and established homes. A concession applies on properties from $600,000 to $750,000. The full exemption saves approximately $31,000 on a $600,000 property. Off-the-plan purchases attract an additional concession where duty is calculated on the land value only at contract date, which can significantly reduce the duty on apartment purchases.
Victorian Homebuyer Fund
Victoria also operates a state shared equity scheme in which the government contributes up to 25% of the purchase price. Buyers need a minimum 5% deposit and no LMI applies. This is separate from the federal First Home Guarantee and has its own income caps and property price limits.
QLD First Home Buyer Grants and Stamp Duty 2026
Queensland’s First Home Owner Grant pays $15,000 for new homes, off-the-plan purchases, and house and land packages valued under $750,000. Established homes do not qualify for the cash grant. Queensland also provides a first home concession on transfer duty for established properties up to $700,000.
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The cash grant
The $15,000 FHOG applies to new homes, off-the-plan apartments, and house and land packages valued under $750,000. Substantially renovated homes may also qualify. You must occupy the property as your primary residence within 12 months of settlement and live there continuously for at least 6 months.
The stamp duty rule
Queensland provides a full transfer duty concession on established homes up to $700,000. A tapering concession applies from $700,000 to $800,000. For new homes, from 1 May 2025 a full stamp duty exemption applies with no property value cap — a significant advantage for buyers in Brisbane and other high-value markets. On a $600,000 established home the concession saves approximately $21,850. On a new home of any value, no transfer duty applies.
Combining schemes can save you $40,000 to $75,000
State grants, federal guarantee, and stamp duty exemptions all stack on top of each other.
WA First Home Buyer Grants and Stamp Duty 2026
Western Australia pays a $10,000 FHOG for new homes with no property value cap. The grant applies statewide to new builds, off-the-plan purchases, and owner-built homes. Stamp duty exemptions apply to both new and established properties but the thresholds are lower than most other states, making the rising Perth market a particular challenge for first buyers relying on these concessions.
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The cash grant
The $10,000 FHOG applies to new builds, off-the-plan properties, and house and land packages with no property value cap. You must occupy the property as your primary residence within 12 months and live there for at least 6 continuous months. The grant is processed through your lender or conveyancer at settlement.
The stamp duty rule
From 7 May 2026, following the WA 2026-27 State Budget, the full transfer duty exemption for first home buyers increased from $500,000 to $600,000. A tapering concession now applies from $600,000 to $800,000 (previously $700,000). This applies to both new and established homes. Perth’s rising median had pushed many properties above the old $500,000 threshold, making this increase a meaningful improvement for buyers in outer suburbs and regional centres. Legislation formalises these changes from 28 July 2026 — buyers who signed between 7 May and 28 July will receive a refund of any difference paid at the old rates once the bill passes.
SA First Home Buyer Grants and Stamp Duty 2026
South Australia’s First Home Owner Grant pays $15,000 for new homes with no property value cap — the most straightforward grant structure in the country. SA has completely removed the property value limit on the FHOG for new builds. The grant does not apply to established homes. SA also offers a stamp duty concession of up to $15,500 for eligible first home buyers of new properties.
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The cash grant
The $15,000 FHOG applies to new builds, off-the-plan properties, and house and land packages with no property value cap. Established homes do not qualify. You must occupy the property as your primary residence within 12 months and live there for at least 6 continuous months.
The stamp duty rule
South Australia provides a stamp duty concession of up to $15,500 for eligible first home buyers of new homes. There is no property value cap on the concession for new builds. On a $600,000 new home, stamp duty before the concession is approximately $26,830. The concession reduces this by up to $15,500.
HomeStart Finance — SA’s unique advantage
South Australia is the only state with a dedicated government home lender: HomeStart Finance. The standard HomeStart loan requires a 5% deposit with no LMI. For eligible graduates holding a Certificate III qualification or higher from a university, TAFE, or registered training organisation, the HomeStart Graduate Loan reduces this to a 2% deposit with no LMI. HomeStart applies more flexible genuine savings criteria than mainstream lenders and uses a Loan Provision Charge instead of LMI. If you are buying in SA, your broker should assess both HomeStart and the federal First Home Guarantee side by side.
South Australia buyers
HomeStart Finance allows a 2% deposit with no LMI — unique to SA
TAS First Home Buyer Grants and Stamp Duty 2026
Tasmania pays a $10,000 First Home Owner Grant for new homes with no property value cap. Tasmania is also notable for offering a full stamp duty exemption on established homes up to $750,000 — one of the most generous established-property concessions in the country. Verify current status of this exemption with your broker as it was legislated for a finite period.
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The 100% stamp duty exemption on established homes up to $750,000 applies to settlements completing between 18 February 2024 and 30 June 2026 only. The Tasmanian Government has confirmed this will not be extended beyond that date. Buyers who have not settled by 30 June 2026 will pay standard stamp duty rates on established purchases. On a $600,000 established home the saving is approximately $22,750 — but only if settlement completes before the deadline.
The cash grant
The $10,000 FHOG applies to new homes with no property value cap. You must occupy the property as your primary residence within 12 months and live there for at least 6 continuous months.
The stamp duty rule
Tasmania provides stamp duty relief for first home buyers on both new and established properties. The established home exemption up to $750,000 is significant and should be confirmed as current before relying on it. New homes attract their own separate duty concessions. Contact the State Revenue Office of Tasmania or your broker for the precise figure applicable to your purchase.
ACT First Home Buyer Concessions 2026
The ACT replaced its cash grant with stamp duty relief in 2019. Eligible first home buyers receive a full duty waiver on properties up to $1,020,000 — the highest threshold in Australia. Both new and established homes qualify. The scheme is income-tested: combined household income must be under $250,000. The maximum stamp duty saving is approximately $35,238.
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Why the ACT scheme stands apart
The $1,020,000 threshold is nearly double NSW’s ($800,000 for new homes) and significantly higher than any other state. Both new and established homes qualify, unlike most states where duty exemptions on established homes carry lower thresholds. A tapering concession applies from $1,020,000 to $1,455,000, above which full duty applies.
The income test
Combined gross income of all buyers and domestic partners must be under $250,000 per year. The threshold adjusts upward for each dependent child. Income is assessed in the financial year of application. High-earning couples on dual government salaries may exceed the threshold without realising it. Confirm your income position with your broker before assuming eligibility.
- ✓Australian citizen or permanent resident
- ✓Combined household income under $250,000 (adjusted for dependants)
- ✓Have not owned residential property in Australia in the past 5 years
- ✓Property at or below $1,020,000 — new and established both qualify
- ✓Apply through your conveyancer at settlement using the ACT Revenue Office concession code
NT First Home Buyer Grants and Stamp Duty 2026
The Northern Territory offers the highest new-build grant in Australia at $50,000. A separate $10,000 grant applies to established home purchases — one of the only jurisdictions where a cash grant is available for existing properties. A 50% flat stamp duty discount applies on properties up to $650,000. There is no property value cap on either grant.
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The cash grant
$50,000 for new builds, off-the-plan properties, and house and land packages. $10,000 for established home purchases. No property value cap on either amount. You must occupy the property as your primary residence within 12 months and live there for at least 6 continuous months.
The stamp duty rule
NT first home buyers receive a 50% flat discount on stamp duty for properties valued up to $650,000. This applies to both new and established homes. On a $500,000 established property, the standard duty would be approximately $23,900. The 50% discount reduces this to approximately $11,950.
Can I combine the state stamp duty exemption with the federal First Home Guarantee?
Yes. State stamp duty exemptions and the federal First Home Guarantee are entirely separate schemes that stack directly on top of each other.
- ✓First Home Guarantee eliminates LMI — saving $14,000 to $42,000 depending on property value
- ✓State stamp duty exemptions separately eliminate or reduce transfer duty at settlement
- ✓State FHOG cash grants stack on top of both
- ✓Total combined benefit can exceed $70,000 on a qualifying purchase
State stamp duty exemptions and the federal First Home Guarantee are entirely separate schemes and can be used simultaneously. Combining both is the highest-impact strategy available to first home buyers and can reduce total upfront costs by $40,000 to $75,000 depending on your state, property price, and property type.
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The federal First Home Guarantee eliminates LMI (which at 95% LVR on a $750,000 property costs $24,000 to $28,000). Your state’s stamp duty exemption separately eliminates or reduces the transfer duty payable at settlement. These two savings stack directly on top of each other. Add a state FHOG cash payment and the total benefit package can exceed $70,000 on a qualifying purchase.
State cash grants and stamp duty concessions are applied through your conveyancer at settlement — you do not need to claim them separately in advance. The First Home Guarantee is applied through your participating lender as part of the loan approval process. Your broker coordinates both. The key is getting your eligibility confirmed before you start making offers so nothing is missed.
Do you pay stamp duty on vacant land if you intend to build?
Yes, in most cases. Stamp duty is payable on the land purchase at the standard rate, regardless of your intent to build.
- ✗Standard stamp duty applies on the land purchase in most states
- ✓SA: house and land packages with simultaneous contracts qualify for full FHOG and duty concession
- ✓NSW: combined land plus build must not exceed $750,000 to qualify for the FHOG
- ✗Always confirm treatment with your conveyancer before exchanging on land
Stamp duty is payable on the land purchase at the standard rate, regardless of your intent to build. However, if you purchase vacant land with a registered building contract simultaneously, several states treat the combined transaction differently.
In SA, a house and land package where both the land purchase and build contract are entered simultaneously qualifies for the full FHOG and stamp duty concession with no property value cap. In NSW, the combined value of land plus build must not exceed $750,000 to qualify for the FHOG, but stamp duty on the land itself is still calculated separately. Always confirm the specific treatment with your conveyancer before exchanging contracts on land.
General information only. Grant amounts, stamp duty thresholds, and eligibility criteria are set by state and territory governments and are subject to change without notice. The information on this page reflects legislation current as at May 2026. Always verify figures with your relevant state revenue office or a licensed mortgage broker before exchanging contracts on any property. Grants are applied through your conveyancer or participating lender at settlement. Ross McFarlane (Credit Representative 526725) is an authorised Credit Representative of Australian Associated Advisers Pty Ltd t/a Keylend, Australian Credit Licence 392169.
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Ross McFarlane • Credit Representative 526725 • Australian Associated Advisers Pty Ltd t/a Keylend • ACL 392169
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