Stamp duty can add tens of thousands to the cost of buying a home in Western Australia.
If you're looking at property in Lakelands, understanding what you're eligible for before you sign a contract can make the difference between paying full duty and paying none at all. The rules changed in May last year, and some of the most useful concessions apply to buyers who aren't first-timers.
First Home Owner Rate: No Duty Up to $600,000
WA removed the geographic distinction between Perth Metro, Peel and regional areas from 7 May 2026, meaning the same stamp duty thresholds now apply statewide. For first home buyers purchasing an owner-occupied property, no duty is payable on homes valued up to $600,000. A concessional rate of $16.15 per $100 applies on homes valued between $600,001 and $800,000.
In practice, a first home buyer purchasing at $650,000 in Lakelands would pay around $8,075 in stamp duty under the concessional rate, compared to over $24,000 at the standard rate. The concession stops at $800,000. Buyers need to occupy the property as their principal place of residence for at least six continuous months within the first year of settlement.
Off-the-Plan Duty Concession for New Builds
The off-the-plan concession applies to all buyers, not just first home buyers, and runs until 30 June 2028. A 100% concession, capped at $50,000, applies to pre-construction contracts on dwellings valued up to $800,000.
Consider a buyer purchasing a townhouse off the plan in Lakelands for $750,000. If the contract is signed before construction begins, the full stamp duty liability of around $27,000 is waived. If the contract is signed once construction has started, a 75% concession applies instead, reducing the duty to around $6,750. Timing matters.
This concession applies to strata, survey-strata and community title properties. It's available to upgraders, investors purchasing as owner-occupiers, and anyone else who intends to live in the property. The property must be new, and the contract must be signed during the eligible period.
First Home Owner Grant: $10,000 for New Homes Only
The WA First Home Owner Grant is $10,000 and applies only to new homes. For transactions from 7 May 2026, the value cap is $800,000 for properties south of the 26th parallel. Lakelands is south of that line, so the $800,000 cap applies.
The grant doesn't apply to established homes. Buyers can use the grant in combination with the First Home Owner Rate of duty, but the value caps are separate. You can access the concessional duty rate on properties above $800,000 even if you don't qualify for the grant itself.
At least one applicant must be an Australian citizen or permanent resident, and each applicant must occupy the home as their principal place of residence for at least six continuous months within 12 months of completion.
Combining Federal Schemes with WA Concessions
The Australian Government 5% Deposit Scheme allows eligible first home buyers to purchase with a 5% deposit, with Housing Australia guaranteeing up to 15% of the property value so lenders don't require mortgage insurance. In WA, the property price cap is $850,000 in capital cities and regional centres and $600,000 in other areas.
Lakelands sits within the Peel region and is classified under the regional centre price cap of $850,000 for the 5% Deposit Scheme. A buyer purchasing at that level could access the federal guarantee to avoid paying lenders mortgage insurance, and still access the WA First Home Owner Rate of duty on the same transaction, provided the property is their home loan for owner-occupation.
State concessions can generally be stacked with federal schemes. The 5% Deposit Scheme and Help to Buy cannot be combined with each other, but either can be used alongside WA stamp duty relief where eligibility overlaps.
Vacant Land Concessions Under the First Home Owner Rate
For vacant land, no duty is payable on land valued up to $450,000 under the First Home Owner Rate. A concessional rate of $20.14 per $100 applies on land valued between $450,001 and $550,000.
Buyers planning to build in Lakelands who purchase vacant land first can access this concession if they meet the first home buyer criteria. The land must be for residential use, and the buyer must intend to build and occupy the home within the required timeframe. Combined with the First Home Owner Grant available on the completed new build, this approach reduces upfront costs on both the land purchase and the construction phase.
What Counts as a First Home Buyer in WA
You're considered a first home buyer in WA if you've never owned residential property in Australia. That includes investment property, inherited property, or property owned jointly with someone else. Ownership through a trust or company also counts.
If you owned property years ago and have since sold it, you're no longer eligible. If your partner has owned property, even if you haven't, you're assessed as a couple and neither of you qualifies. The definition is strict, and it's worth confirming your status with your broker or conveyancer before you make an offer.
There's no income cap for the WA First Home Owner Rate or the FHOG. That's different to some federal schemes, which do apply income testing. As long as you meet the ownership test and the occupancy requirement, your income level doesn't affect your eligibility for the state concessions.
How Settlement Timing Affects Which Rules Apply
Stamp duty concessions are linked to the date you sign the contract, not the date you settle. If the thresholds or caps change between contract and settlement, the rules that applied on the contract date are the ones that determine your duty liability.
WA updated its thresholds in May and again in July last year. Buyers who signed contracts just before those changes were locked into the old caps, even if settlement occurred months later under the new regime. If you're close to a threshold, it's worth discussing timing with your conveyancer and your broker before you commit.
Call one of our team or book an appointment at a time that works for you. We'll walk through what you're eligible for, what the numbers look like on the property you're considering, and how your loan structure and settlement timing fit together.
Frequently Asked Questions
Do I qualify for stamp duty relief in WA if I've owned property before?
The First Home Owner Rate and First Home Owner Grant apply only to buyers who have never owned residential property anywhere in Australia. The off-the-plan duty concession, however, is available to all owner-occupier buyers, not just first home buyers, and runs until 30 June 2028.
Can I combine WA stamp duty concessions with the Australian Government 5% Deposit Scheme?
Yes, you can use the 5% Deposit Scheme alongside WA stamp duty relief if you meet the eligibility criteria for both. The schemes operate independently, though property price caps apply to each and may differ depending on location and scheme.
How much stamp duty will I pay on a $750,000 home in Lakelands as a first home buyer?
Under the First Home Owner Rate, you'll pay a concessional rate of $16.15 per $100 on the portion above $600,000, which works out to around $24,225. If you're purchasing off the plan before construction starts, the off-the-plan concession may reduce or eliminate that amount entirely.
What's the difference between a pre-construction and under-construction contract for stamp duty purposes?
Pre-construction contracts are signed before any building work begins and attract a 100% duty concession up to $50,000. Under-construction contracts are signed after work has started and attract a 75% concession. The distinction is based on the physical state of the property when you sign.
Does the WA First Home Owner Grant apply to established homes?
No, the $10,000 First Home Owner Grant applies only to new homes valued up to $800,000. Established homes are not eligible for the grant, though first home buyers purchasing an established property can still access the First Home Owner Rate of duty.
