Perth homeowners with equity above 20% LVR can use that equity as a deposit for an investment property – without needing cash savings. This guide shows exactly how the numbers work in 2026.
Understanding stamp duty WA 2026 – officially called transfer duty – is essential for every Perth property buyer before signing a contract. Transfer duty is a state government tax applied to every property transaction in Western Australia, calculated as a percentage of the purchase price. It is one of the largest upfront costs of buying property and must be paid within 1 month of settlement. For most Perth buyers in 2026, stamp duty adds $15,000-$40,000 in upfront costs depending on the purchase price and whether any concession or exemption applies.
The stamp duty WA 2026 transfer duty is calculated at progressive rates: up to $120,000: 1.9%. $120,001–$150,000: $2,280 plus 2.85% on the excess. $150,001–$360,000: $3,135 plus 3.8% on the excess. $360,001–$725,000: $11,115 plus 4.75% on the excess. Over $725,000: $28,453 plus 5.15% on the excess. At Perth’s current median house price of approximately $1,003,800, the standard transfer duty is approximately $40,000–$43,000. On an $800,000 purchase, the duty is approximately $30,490. On a $600,000 purchase, approximately $20,490.
The most significant stamp duty WA 2026 concession is the first home buyer exemption. Perth first home buyers who purchase their first home in Australia receive: a full transfer duty exemption on properties valued up to $430,000 (saving up to $14,440 in duty); a partial concession on properties valued between $430,001 and $530,000 (progressively reduced concession); properties above $530,000 attract standard duty rates with no first home buyer concession. This threshold has not changed since the WA Government last reviewed it, and advocates have called for it to be raised to reflect Perth’s rising median price. At the time of writing, these thresholds remain current — but always verify with the WA State Revenue Office at the time of your purchase.
Beyond the first home buyer exemption, the stamp duty WA 2026 principal residence concession applies to buyers purchasing a property they intend to occupy as their primary residence. This concession applies to any owner-occupier buyer — not just first home buyers — and provides a reduced duty rate on properties below certain thresholds. The principal residence rate is: up to $200,000: $0. $200,001–$530,000: dutiable amount at the concessional scale. Above $530,000: standard duty applies. Investors who do not intend to occupy the property do not qualify for the principal residence concession and pay standard duty rates from the first dollar.
Here are real stamp duty WA 2026 calculations for typical Perth buyer scenarios: First home buyer, $450,000 established home: approximately $9,070 after partial first home buyer concession (saving ~$5,370 off standard rate). Owner-occupier upgrader, $750,000: approximately $27,315 at principal residence rate. Standard buyer (investment), $700,000: approximately $26,090 at standard rate. First home buyer, $580,000 new build: standard rate applies (above $530K FHB threshold) = approximately $19,590 in duty, partly offset by $10,000 FHOG. Knowing these numbers before you make an offer is essential — stamp duty is typically paid at settlement from your deposit funds.
At Strawberry Finance, every stamp duty WA 2026 assessment is part of the upfront costs calculation we do before you start looking at properties. We confirm exactly which concessions you qualify for, calculate the exact duty on any property you are considering, and ensure your deposit and loan amount are structured to cover both the duty and settlement costs without shortfall. This prevents the common problem of buyers underestimating their total upfront cash requirement. Call 0457 133 453 or visit strawberryfinance.com.au.
Stamp duty (transfer duty) in WA must be assessed and lodged within 2 months of the property transaction becoming liable – which is generally the date of settlement. The duty is typically paid at or just before settlement by your settlement agent (conveyancer) from the funds you have provided. Your settlement agent will calculate the exact duty amount, lodge the assessment with the WA State Revenue Office, and pay it on your behalf as part of the settlement process.
In most cases, no. Stamp duty is an upfront cost that must be paid at settlement from your available cash or equity — it cannot be added to your home loan with most standard lenders. Some lenders will lend above 80% LVR to cover stamp duty if you have a guarantor or LMI, but this increases your loan amount and total interest paid. It is generally better to save for stamp duty separately and keep your LVR as low as possible.
The transfer duty calculation is the same for new builds and established homes — it is based on the purchase price. However, buyers of new homes may have additional government assistance available: the WA FHOG of $10,000 applies only to new homes under $750,000 and can partially offset the stamp duty cost. Some off-the-plan purchases have historically been eligible for duty concessions on the land value only — but this depends on the specific contract structure and should be confirmed with the WA SRO.
Yes — investors pay transfer duty at standard rates on investment property purchases. There is no investor concession. The first home buyer exemption and principal residence concession only apply to owner-occupied purchases. For an investment property at $700,000, the full standard duty of approximately $26,090 applies.
As at April 2026, WA first home buyers receive a full transfer duty exemption on properties valued up to $430,000 and a partial concession on properties from $430,001 to $530,000. Properties above $530,000 attract standard duty rates. These thresholds are set by the WA Government and have not changed recently — however, given Perth’s rising median prices, buyers should confirm current thresholds with the WA State Revenue Office at the time of their purchase.
Foreign persons purchasing residential property in Western Australia pay an additional foreign buyer surcharge on top of standard transfer duty. As at 2026, this surcharge is 7% of the dutiable value. Foreign buyers are identified as individuals who are not Australian citizens or permanent residents. This surcharge applies to the full property value and is in addition to standard duty. Temporary visa holders and non-residents must factor this additional cost into their purchase budget.
Note: This article is intended to provide general information only. It does not take into account the financial situation, objectives, or needs of any individual reader and must not be relied upon as financial product or credit advice. While every effort has been made to ensure the accuracy of the information provided, some details may change over time or may not always reflect the most current market conditions. Readers should consider seeking independent financial or professional advice before making any financial decisions based on this information.
Perth homeowners with equity above 20% LVR can use that equity as a deposit for an investment property – without needing cash savings. This guide shows exactly how the numbers work in 2026.
Stamp duty WA 2026 – full transfer duty rates, first home buyer exemption under $430K, partial concession to $530K, and key Perth property price examples.
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