Stamp duty on $900,000
At $900,000 most first home concessions have ended, the NSW one is half spent, and the WA off-the-plan concession reaches its lowest share. A state-by-state reading.
Checked by Radif Partners · Editorial policy · Methodology
On a $900,000 home a first home buyer in New South Wales sits exactly halfway through the concession: the scheme removes $15,094, half of the duty that would apply at $800,000, so the bill is $19,594 instead of $34,687. Outside NSW, only the ACT still cuts first home duty on an established home at this price, and it removes all of it for an eligible buyer. For anyone else the general or owner-occupier scales apply, which puts a repeat buyer between $26,350 in Queensland and $49,070 in Victoria. In Western Australia $900,000 is the floor of the off-the-plan taper: a contract signed before construction still has 50 % of its duty waived, leaving $18,733. Victoria's whole-value rate starts a little higher, at $960,000, so this price is still on its marginal scale.
This price in one state, four buyer profiles
Investor
$49,070
| Home buyer, not first | $49,070 |
| First home buyer, established | $49,070 |
| First home buyer, new home | $49,070 |
| Foreign investor | $121,070 |
Cheapest to dearest at $900,000
This table is sorted by what a repeat owner-occupier pays, from the lowest to the highest, with the first home and investor figures alongside.
| Owner-occupier | First home, established | Investor | Foreign investor | |
|---|---|---|---|---|
| QLD | $26,350 | $26,350 | $33,525 | $105,525 |
| ACT | $28,058 | $0 | $31,050 | $31,050 |
| NSW | $34,687 | $19,594 | $34,687 | $115,687 |
| TAS | $35,685 | $35,685 | $35,685 | $107,685 |
| WA | $37,466 | $37,466 | $37,466 | $100,466 |
| SA | $43,330 | $43,330 | $43,330 | $106,330 |
| NT | $44,550 | $44,550 | $44,550 | $44,550 |
| VIC | $49,070 | $49,070 | $49,070 | $121,070 |
The spread for a repeat buyer is $22,720 between the top and bottom of the table. Queensland stays cheapest because its home concession rate removes a fixed amount for anyone who lives in the home, and the ACT follows with its own owner-occupier scale.
The middle of the NSW fade
Revenue NSW reduces first home duty between $800,000 and $1,000,000 by a share of the duty at $800,000, which is $30,187. At $900,000 the share is one half, and every further $10,000 adds roughly $1,959 of duty until the concession disappears.
WA off-the-plan: the bottom of the slope
Western Australia's off-the-plan concession for contracts from 12 March 2026 is a slope: full strength to $800,000, then falling evenly to its minimum at $900,000. This is the price where the minimum applies. A buyer paying $900,000 for an apartment off the plan before construction pays $18,733; the same purchase at $850,000 would cost $8,723. The WA off-the-plan page has the conditions.
First home buyers at $900,000 elsewhere
Victoria's first home concession ended at $750,000, Queensland's at $800,000, Western Australia's first home owner rate at $800,000. The exceptions are new homes: an eligible first home buyer pays nothing on a new home at this price in Queensland and South Australia, and nothing on any home in the ACT. A foreign buyer, by contrast, pays $115,687 in NSW once surcharge purchaser duty is added.
Where to look next
The $800,000 page shows the start of the NSW fade and the end of the Queensland and WA first home concessions. The $1 million page shows its end. Other prices are on the duty by price index.