WA’s 2026 Stamp Duty Changes: First Home Buyers Just Got Up to $22,515 Better Off

First home

The 2026–27 Western Australian state budget delivered a $297 million housing tax package, and if you’re buying your first home in Perth, it is the most consequential thing to happen to your purchase this year. The changes took effect from the announcement date — 7 May 2026 — not from July.

Here’s what actually changed.

What changed, in plain numbers

Established and newly built homes - No stamp duty on properties up to $600,000 (previously $500,000) - Concessional rates now apply up to $800,000 (previously $700,000)

Vacant land - No stamp duty on land up to $450,000 (previously $350,000) - Concessional rates up to $550,000 (previously $450,000)

First Home Owner Grant - The property cap for the $10,000 grant rose from $750,000 to $800,000 - The grant has also been de-linked from stamp duty eligibility — meaning qualifying for one no longer depends on qualifying for the other

Off-the-plan concession - Extended to 30 June 2028, with higher thresholds

The WA Government has put the maximum saving at up to $22,515.

Why this matters more than it sounds

Perth’s median has been climbing faster than any other capital city. The old $500,000 exemption threshold had quietly stopped being useful — it no longer described the kind of home a first home buyer actually buys in Perth. Plenty of buyers were paying full duty on an entry-level house simply because the threshold hadn’t moved with the market.

Lifting it to $600,000, with concessions running to $800,000, brings the concession back into contact with reality.

The land threshold change matters just as much for anyone building. A first home buyer buying a block at $440,000 in an outer-suburban estate now pays nothing in duty where they previously would have paid thousands.

Stack it with the federal scheme

This is where it gets genuinely powerful — and where most buyers leave money on the table.

The WA concessions are state. The 5% Deposit Scheme is federal, and since October 2025 it has had no income caps and no place limits. They are separate. You can use both.

For a WA first home buyer, the stacked position now looks like this:

5% deposit instead of 20%

No Lenders Mortgage Insurance (worth $15,000–$30,000+)

No stamp duty up to $600,000 (worth up to ~$22,515 with concessions)

$10,000 First Home Owner Grant if building or buying new, up to an $800,000 cap

Put together, that changes the arithmetic of buying in Perth substantially — and it changes when you can buy, which in a rising market is usually worth more than the cash.

The thing that will still stop you

None of the above helps if you can’t service the loan.

The RBA has lifted the cash rate to 4.35% across three hikes this year, and lenders still assess you at 3 percentage points above your actual rate. Borrowing capacity has fallen accordingly. A smaller deposit requirement means a bigger loan, and the bigger loan still has to pass the assessment.

So: fix your borrowing power first, then use the concessions. In that order. Start with How Much Can I Borrow in 2026.

Frequently asked questions

When do the new thresholds apply from? The budget measures apply from the announcement date, 7 May 2026. If your contract date sits either side of that, it’s worth confirming precisely where you fall — it can be worth thousands.

Does the exemption apply to established homes, or only new builds? The exemption and concession thresholds apply to both newly built and established homes. The First Home Owner Grant is a separate matter with its own rules.

Do I get both the stamp duty concession and the $10,000 grant? They’re now assessed independently, so qualifying for one doesn’t depend on the other. Whether you qualify for each depends on the property and your circumstances.

What if I’m buying land and building? The land thresholds ($450,000 exemption / $550,000 concession) apply to the block. Confirm the current thresholds with RevenueWA before you sign anything.

Buying your first home in Perth? There are now four separate concessions and schemes you may be able to combine. We’ll map exactly which ones you qualify for — and what the total is worth to you.

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