WA First Home Buyer Stamp Duty Changes 2026: What Buyers Should Check

Short answer

Western Australia has announced larger first home buyer stamp duty concessions for contracts entered into on or after 7 May 2026, but buyers need to treat the timing carefully.

RevenueWA says the 2026-27 housing taxation package would lift the first home owner rate of duty thresholds so eligible first home buyers pay no duty on newly built or established homes up to $600,000, with a concessional rate up to $800,000. Vacant land thresholds would also rise to a no-duty threshold of $450,000 and a concessional threshold of $550,000.

The important caveat: RevenueWA also says the first home owner rate changes cannot be implemented until system updates are completed, estimated for late July 2026. Transactions entered into between the announcement date and commencement date may initially be assessed under the old settings, then reassessed with a refund if the change applies.

Use the WA Stamp Duty Calculator for the current calculator estimate, then cross-check the result against RevenueWA before settlement. If your contract is close to the new thresholds, ask your settlement agent how reassessment and refunds will be handled.

What changed

The WA Government announced a 2026-27 housing taxation package on 7 May 2026. For first home buyers, the announced duty changes are:

Those announced thresholds are higher than the current first home owner rate settings that RevenueWA lists for contracts entered into on or after 21 March 2025:

That gap matters because a Perth first home buyer at $650,000 may be above the old no-duty threshold but within the announced new concession range. A vacant land buyer at $430,000 may sit in the old concession range but within the announced no-duty threshold.

What is still pending

This is not a simple "calculator threshold changed today" update.

RevenueWA says the Bill amending the relevant Acts was introduced into Parliament on 17 June 2026. It also says the first home owner rate and off-the-plan concession changes cannot be implemented until system updates are completed, currently estimated for late July 2026.

RevenueWA's published guidance says eligible transactions entered into between the announcement date and commencement date will be assessed using the rates, thresholds and caps that applied before the announcement date. After commencement, those transactions can be reassessed and a refund issued.

That means a buyer may need to budget for the old duty at settlement even if they expect to benefit from the announced policy. Do not rely on the refund being available before settlement cash is due.

Worked example: Perth established home at $650,000

Assume an eligible first home buyer signs a contract for an established home in Perth for $650,000.

Under the current 21 March 2025 settings for the Metropolitan and Peel regions:

Under the announced 2026-27 package, a $650,000 home would be above the proposed $600,000 no-duty threshold and below the proposed $800,000 upper threshold. RevenueWA has published the threshold direction, but buyers should use RevenueWA's calculator or a settlement agent for the exact reassessed amount once the system update is live.

The practical planning point is conservative: have a cash plan for the amount assessed at settlement, then treat any later refund as a possible improvement, not as money available on settlement day.

Worked example: vacant land at $430,000

Assume an eligible first home buyer signs for vacant land at $430,000 and intends to build.

Under the current settings, vacant land above $350,000 and below $450,000 is not duty-free. The first home owner rate applies at $15.39 per $100 above $350,000.

Under the announced package, vacant land up to $450,000 would be duty-free for eligible first home buyers. If the transaction qualifies and the change is implemented as announced, that could materially reduce the buyer's upfront cash requirement. Until assessment and commencement are confirmed, the buyer should still check the settlement cash position against the current assessment.

First Home Owner Grant and duty are separate

WA's First Home Owner Grant is a separate payment from transfer duty relief.

The grant is generally for eligible first new homes. RevenueWA says the grant is up to $10,000. Established homes can still be relevant for the first home owner rate of duty if the buyer would otherwise have qualified for the grant except that the property is established.

Do not treat "grant eligible", "duty concession eligible" and "lender approved" as the same test. They involve different rules, documents and decision-makers.

Foreign buyer surcharge still needs separate checking

RevenueWA says foreign transfer duty can still be charged even where the first home owner rate applies. If there is more than one purchaser, the foreign transfer duty can apply to the foreign person's interest in the property.

That matters for mixed-residency couples and buyers using companies or trusts. The first home buyer concession may reduce ordinary transfer duty, but it does not automatically remove every surcharge or declaration requirement.

What buyers should do before signing

Before relying on the announced thresholds:

1. Check the contract date, not just the settlement date.
2. Ask whether the property is in Metropolitan or Peel if using the current home-and-land thresholds.
3. Confirm whether the property is established, newly built, off the plan or vacant land.
4. Ask the settlement agent whether duty will be assessed under current settings first.
5. Ask how any reassessment or refund would be lodged.
6. Keep enough settlement cash available if the lower threshold has not yet been applied.
7. Re-run the estimate when RevenueWA's calculator reflects the commencement update.

Calculator note

The RealEstateCalc WA stamp duty calculator currently models the published 21 March 2025 first home owner rate settings. It has not been changed to the announced 2026-27 thresholds because RevenueWA says implementation is still pending.

That is deliberate. Updating the calculator before commencement could understate settlement cash for buyers who are assessed under the old settings first.

Sources

• RevenueWA: 2026-27 Housing Taxation Package, checked 3 July 2026.
• RevenueWA: Duties Fact Sheet - First Home Owner Rate, checked 3 July 2026.
• RevenueWA: First Home Owner Grant, checked 3 July 2026.

General information disclaimer

This guide is general information only. It is not legal advice, tax advice, credit advice, a revenue office assessment or confirmation that you qualify for a concession. Transfer duty depends on the contract date, property type, location, purchaser status, legislation, RevenueWA systems and documents lodged. Check RevenueWA and speak with your settlement agent or conveyancer before relying on an estimate.