First home buyers · Western Australia
First home buyers in Western Australia
WA changed its first home buyer rules on 7 May 2026: one set of thresholds for the whole state, a higher grant cap, and an off-the-plan concession that any buyer can use. Here is how they combine.
On this page
What’s different in WA
WA doesn’t exempt first home buyers in the same way as NSW. Instead it charges a first home owner rate of duty: nothing on a home up to $600,000, then $16.15 for every $100 above that, up to $800,000. Above that, the general rate applies. For vacant land the figures are no duty up to $450,000 and a concessional rate to $550,000.
Since 7 May 2026 the same thresholds apply across the state, metropolitan or regional, for new and established homes alike. There is no income or assets test.
The first home owner rate follows the First Home Owner Grant’s definition of a first home owner. Every buyer has to meet it, not just one: if one buyer has owned and lived in a home in Australia before, the rate doesn’t apply to the purchase.
Who qualifies
First home owner rate of duty (home)
- New or established home anywhere in WA (one threshold statewide from 7 May 2026): no duty up to $600,000; $16.15 per $100 above $600,000 up to $800,000. Above $800,000 the general rate applies.
- Every buyer must qualify as a first home owner under the FHOG rules (or would, but for the home not being new or the value cap): natural persons 18+, at least one an Australian citizen or permanent resident, never received a FHOG or the first home owner rate, never owned and lived in a home in Australia.
- Live in the home for at least 6 continuous months, starting within 12 months. No income or assets test.
First home owner rate of duty (vacant land)
- Vacant land to build your first home: no duty up to $450,000; $20.14 per $100 above $450,000 up to $550,000.
- Same first home owner tests as for homes; you need a building contract or owner-builder intent.
First Home Owner Grant
- $10,000 (or the price if less) for a new home: buying new/off the plan (first sale from the developer) or building. Not for established homes.
- Total value cap $800,000 south of the 26th parallel (incl. all of Perth), $1,000,000 north (contracts from 7 May 2026; previously $750,000 south).
- At least one applicant an Australian citizen or permanent resident; live in the home 6 continuous months starting within 12 months. No income test.
Citizens, permanent residents and visa holders
Most first home schemes need at least one buyer who is an Australian citizen or permanent resident. Here is how Western Australia treats each group. The visa guides go into detail.
| Buyer | Duty concession | First home grant | Foreign buyer surcharge |
|---|---|---|---|
| Australian citizen | Yes | Yes | No |
| Permanent resident | Yes | Yes, $10,000, new homes | No |
| New Zealand citizen (444) | Yes | Yes, $10,000, new homes | No |
| Temporary visa holder | Only with a citizen or PR co-buyer | Only with a citizen or PR co-applicant ($10,000) | Yes, 7% |
Stamp duty calculator for WA
Set to a first home buyer who will live in the home. Change the price and property type to see the concession and grant for your purchase.
Estimated stamp duty
$8,075
Includes $16,815 off under the First home owner rate of duty (home).
- Transfer dutyGeneral rate of transfer duty
- $24,890
- Less First home owner rate of duty (home)
- −$16,815
- Mortgage registration fee
- $225.10
- Transfer registration fee
- $355.10
- Total government costs
- $8,655.20
Notes for this purchase (2)
- First Home Owner Grant: not eligible (established homes are not eligible).
- RevenueWA's calculator rounds duty down to the nearest 5 cents; this estimate does the same.
A 60-minute consultation with Sulav Adhikari, by phone or video. We check these numbers against real lender policy.
Checked against RevenueWA on (2026-27 rules)
- General rate of transfer duty: page, legislation · checked
- First home owner rate of duty (home): page 1, page 2 · checked
- Landgate: registration fees: page, official calculator, legislation · checked
- First Home Owner Grant: page 1, page 2 · checked
Assumptions
- The price you enter is treated as the dutiable value (the higher of the price and the market value).
- Every buyer is in the same residency group and buys the whole property. Mixed purchases (for example one foreign co-buyer) are worked out differently; use the revenue office calculator.
- Concessions and grants assume you meet all their conditions, including living in the home for the required time.
- Government fees are the land titles office registration fees for one transfer and one mortgage. Conveyancing, inspections and lender fees are not included.
- Your conveyancer or solicitor confirms the duty payable before settlement.
Estimates only, not a quote or credit approval. Important information about our calculators.
More options, including investors and foreign buyers: WA stamp duty calculator.
Worked examples at three prices
| Item | Unit (established) | House (established) | Apartment (off the plan) |
|---|---|---|---|
| Price | $560,000 | $700,000 | $750,000 |
| Duty before concession | $20,615 | $27,265 | $29,741 |
| First home concession | −$20,615 | −$11,115 | −$5,516 |
| Off-the-plan concession | None | None | −$24,225 |
| Duty payable | $0 | $16,150 | $0 |
| Registration fees | $560.20 | $580.20 | $600.20 |
| Government costs | $560.20 | $16,730.20 | $600.20 |
| First Home Owner Grant | Not eligible | Not eligible | $10,000 |
| Under 5% scheme cap | Yes | Yes | Yes |
| 5% deposit | $28,000 | $35,000 | $37,500 |
- First home buyer, owner-occupier, at least one buyer an Australian citizen or permanent resident, buying with a loan.
- 5% Deposit Scheme cap check uses the Perth cap; confirm your postcode with the official tool.
- Calculated from RevenueWA rules checked on 26 October 2026. Excludes conveyancing, inspections, lender fees and LMI.
The unit is under $600,000, so no duty is payable. The house pays the first home owner rate on the amount above that threshold, which is still well below general duty. The off-the-plan apartment combines two concessions: the first home owner rate and the off-the-plan concession, which together remove the duty, and as a new home under $800,000 it also gets the $10,000 grant.
The 5% Deposit Scheme cap is $850,000 in Perth and $600,000 in the rest of WA, so in a regional town the $700,000 house in this table would be over the cap.
5% Deposit Scheme and Help to Buy in WA
WA’s duty thresholds are the same across the state, but the scheme caps are not: $850,000 in Perth and $600,000 elsewhere. A regional buyer can qualify for the first home owner rate on a home that is over the regional 5% Deposit Scheme cap.
| Area | 5% Deposit Scheme | Help to Buy |
|---|---|---|
| Perth | $850,000 | $850,000 |
| Rest of WA | $600,000 | $600,000 |
Eligibility for both schemes, and the First Home Super Saver Scheme, is set out on our first home buyers overview.
Off the plan, and north of the 26th parallel
Off-the-plan duty concession. Contracts from 12 March 2026 to 30 June 2028 for a new dwelling off the plan in a strata or community titles scheme (survey-strata / land schemes need a single house-and-land contract). Open to any buyer — no first home, residence or citizenship test. Concession includes foreign transfer duty (reduces transfer duty first). Capped at $50,000.
Signed before construction starts, the concession is 100% of the duty up to $800,000, tapering to 50% from $900,000. Signed once construction is under way, it starts at 75%. It is capped at $50,000. Apply with form FDA53 within 12 months of the strata plan registering on title.
The grant cap is higher in the north. The $10,000 First Home Owner Grant applies to new homes up to $800,000 south of the 26th parallel, which includes all of Perth, and up to $1,000,000 north of it.
How and when to apply in WA
Step 1: Check every buyer against the first home owner test
All buyers must qualify, and at least one must be an Australian citizen or permanent resident. Check each buyer's ownership history before you sign.Step 2: Know which concession applies
Established, new and off-the-plan homes are treated differently. For off the plan, the construction stage at the contract date changes the concession.Step 3: Duty assessment and your settlement agent
In WA your settlement agent or lawyer usually handles the duty lodgement. Tell them you are claiming the first home owner rate so it goes on the assessment.Step 4: Apply for the grant on a new home
For a new home under the cap, the $10,000 grant is usually applied for through your lender, or directly with RevenueWA.Step 5: Move in
Live in the home for at least 6 continuous months, starting within 12 months. No income or assets test.
For the general buying process, see first home loans.
Documents to have ready
- Passport, and proof of citizenship or permanent residence
- Payslips and an employment letter, or tax returns if self-employed
- Bank statements showing savings and the deposit
- Contract of sale; for off the plan, the developer's details and construction status at the contract date
- Building contract, if you are building on vacant land
Lender requirements differ; this is a typical list, not a government rule.
Common mistakes in WA
One buyer who has owned before
The first home owner rate needs every buyer to qualify. A co-buyer who has owned and lived in a home before rules it out.Missing the off-the-plan form
Apply with form FDA53 within 12 months of the strata plan registering on title.Using the old thresholds
The current thresholds apply to contracts from 7 May 2026. Older guides show different numbers.Expecting the grant on an established home
The WA grant is for new homes only.
First home buyer questions in WA
How much stamp duty does a first home buyer pay in WA?
None on a home up to $600,000. Between $600,000 and $800,000 you pay the first home owner rate on the amount above the threshold. Above $800,000, the general rate applies.
Are the thresholds different in regional WA?
Not for duty: since 7 May 2026 one set of first home owner rate thresholds applies statewide. The grant has a higher price cap north of the 26th parallel.
Can anyone use the WA off-the-plan concession?
Open to any buyer — no first home, residence or citizenship test. Concession includes foreign transfer duty (reduces transfer duty first). Capped at $50,000.
Do temporary visa holders pay extra duty in WA?
Yes. Foreign transfer duty of 7% applies to foreign persons, including temporary visa holders, on top of transfer duty, and FIRB approval is needed.
How much is the WA First Home Owner Grant?
$10,000 for a new home up to $800,000, or $1,000,000 north of the 26th parallel.
Check your first home numbers with Sulav
We work out which concession and grant apply to you, what you can borrow and how much cash you need at settlement.
First home buyer guides for other states
Sources
Every rule and figure on this page comes from these official sources. Dates show when we last checked each one.
- First home owner rate of duty (home)
- First home owner rate of duty (home) (transfer duty assessment)
- First home owner rate of duty (home) (finance legislation amendment housing affordability bill 2026)
- First home owner rate of duty (home) (legislation)
- First Home Owner Grant
- First Home Owner Grant (about the first home owner grant)
- Foreign transfer duty
- About foreign buyers duty
- Concessional rate for a principal place of residence (value ≤ $200,000)
- Landgate fees
- Landgate fees (official calculator)
- Landgate fees (legislation)
- 5% Deposit Scheme property price caps
- Australian government 5 percent deposit scheme
- 69409
- 69410
- Uncapped 5 cent deposits available first home buyers today
- Help to Buy scheme
- Help buy property price caps
- Htb thresholds
- First Home Super Saver Scheme
- Foreign transfer duty fact sheet
- First home owner rate fact sheet
- First Home Owner Grant fact sheet
- FHOG lodgement guide: terms used