Top Strategies to Maximise Stamp Duty Concessions in WA

Western Australia's Stamp Duty Relief: What First Home Buyers in Ballajura Should Know

Western Australia removed stamp duty entirely on first homes valued up to $600,000 from 7 May 2026, with concessional rates applying on properties up to $800,000. A single statewide threshold now applies to all WA transactions regardless of location, meaning Ballajura buyers benefit from the same relief as those purchasing in metropolitan Perth.

Consider a buyer purchasing a first home at $580,000 in Ballajura. Under the current First Home Owner Rate of duty, no stamp duty applies. A buyer at the same price point two years ago would have paid approximately $19,665 in transfer duty. The concession applies to both new and established homes, provided the buyer meets residency and prior ownership eligibility.

For properties valued between $600,001 and $800,000, a concessional rate applies at $16.15 for every $100 or part thereof above $600,000. A home purchased at $700,000 would attract duty of approximately $16,150 under the concessional rate, compared to $25,465 at the standard rate. The saving is material, particularly when factoring in other upfront costs such as building and pest inspections, conveyancing, and settlement fees.

Ballajura sits within the City of Swan, a growth corridor with a mix of established family homes and new developments. Median prices in the suburb have historically sat within the lower to mid range of Perth metro values, making the $600,000 duty-free threshold particularly relevant for local buyers. Properties closer to Hepburn Avenue and the Ballajura Community College catchment area tend to hold steady demand from young families.

Combining the First Home Owner Grant with Duty Relief

The WA FHOG is $10,000 for eligible buyers purchasing or building a new home. The grant does not apply to established homes. For eligible transactions commencing on or after 7 May 2026, the value cap is $800,000 for homes south of the 26th parallel of south latitude. Ballajura is located south of this line, so the $800,000 cap applies.

From 7 May 2026, the link between the FHOG value cap and eligibility for the First Home Owner Rate was removed. A buyer purchasing a new home at $750,000 in Ballajura can access both the $10,000 grant and the concessional stamp duty rate. Previously, buyers above the grant threshold were excluded from duty relief in some cases.

Each applicant must occupy the home as their principal place of residence for a continuous period of at least six months commencing within 12 months of completion. This requirement applies to both the grant and the duty concession. Buyers should confirm their ability to meet the residency obligation before settlement, particularly if work or family circumstances may require relocation.

How the Australian Government 5% Deposit Scheme Works with WA Duty Relief

Eligible first home buyers can purchase with a deposit of as little as 5% of the property value under the Australian Government 5% Deposit Scheme, with Housing Australia providing a guarantee to the participating lender of up to 15% of the property value. No income caps apply and no annual place limits apply.

In WA, the property price cap is $850,000 in capital cities and regional centres and $600,000 in other areas. Ballajura falls within the Perth metropolitan area, so the $850,000 cap applies. The scheme can be combined with state-based stamp duty concessions and the FHOG, though the property must qualify for the grant separately if the buyer intends to access both.

In a scenario where a buyer is purchasing a new home at $680,000 in Ballajura, they could access the 5% deposit scheme, the $10,000 FHOG, and pay concessional stamp duty of approximately $12,920 rather than the standard rate. The combined effect reduces both the deposit and the upfront duty burden. The buyer would need a 5% deposit and sufficient genuine savings to cover settlement costs, but would avoid paying Lenders Mortgage Insurance through the government guarantee.

Applications for the 5% deposit scheme are made through participating lenders, not directly through Housing Australia. Not all lenders offer fixed rate, variable rate and split loan structures under the scheme, so buyers should confirm product availability during pre-approval.

Off-the-Plan Duty Concessions for New Apartments and Townhouses

The off-the-plan duty concession applies to all new dwellings purchased off-the-plan or under construction in strata scheme, survey-strata scheme or community titles scheme arrangements, and runs until 30 June 2028. For pre-construction contracts, a 100% concession (capped at $50,000) applies on dwellings valued up to $800,000.

This concession is available to all buyers, not only first home buyers. A Ballajura buyer purchasing a new townhouse off-the-plan at $650,000 would pay no stamp duty if the contract is signed before construction begins. If the contract is signed while the dwelling is under construction, a 75% concession (capped at $50,000) applies on dwellings valued up to $800,000.

The distinction between pre-construction and under-construction contracts is determined by the stage of development at the time the contract is signed. Buyers should clarify the construction status with the developer and confirm the applicable concession rate with their conveyancer or solicitor before exchanging contracts.

For first home buyers, this concession can be stacked with the FHOG and the 5% deposit scheme, provided the property is a new dwelling and meets all eligibility criteria. The ability to eliminate or significantly reduce stamp duty on a new home creates a meaningful opportunity to redirect funds toward furniture, renovations, or mortgage offset balances.

Eligibility Requirements and Residency Obligations Across WA Concessions

At least one applicant must be an Australian citizen or permanent resident. This applies to both the FHOG and the First Home Owner Rate of duty. Buyers on temporary visas, including skilled worker visas, are not eligible for WA state concessions, though they may still access the Australian Government 5% Deposit Scheme if they meet the scheme's criteria.

The residency obligation is consistent across the FHOG and duty relief. Buyers must occupy the property as their principal place of residence for at least six continuous months within 12 months of settlement. RevenueWA may request evidence of occupancy, including utility bills, driver's licence updates, and electoral roll registration. Buyers who fail to meet the residency requirement may be required to repay the grant or concession, plus penalties and interest.

For buyers purchasing construction loans or off-the-plan properties, the 12-month window begins from the date of practical completion, not the date of the initial contract. This allows time for construction delays without jeopardising eligibility, provided the buyer moves in within the required timeframe once the home is ready.

What Happens if You've Owned Property Interstate or Overseas

WA's First Home Owner Rate and FHOG both require that applicants have not previously owned a residential property in Australia. Ownership of property overseas does not disqualify a buyer, but any prior ownership in Australia, including jointly owned investment property or inherited property, renders the applicant ineligible.

In scenarios where one member of a couple has previously owned property and the other has not, only the eligible party can be named on the application for the grant or concession. The property title can include both names, but the duty concession or grant will only apply to the portion attributable to the first home buyer. Buyers in this situation should seek advice from a conveyancer or mortgage broker to structure the purchase appropriately.

For buyers who have sold a previous property, the five-year period since last holding an ownership interest does not reset eligibility in WA. Once a person has owned residential property in Australia, they are permanently ineligible for first home buyer concessions in this state, regardless of how long ago the ownership occurred.

Timing Your Purchase to Maximise Duty Relief and Government Support

The off-the-plan duty concession runs until 30 June 2028. Buyers considering new apartments or townhouses in Ballajura or surrounding suburbs such as Malaga, Alexander Heights, or Landsdale should be aware of this end date when evaluating developments with longer settlement timeframes.

The 5% deposit scheme has no scheduled end date and no annual cap on places. This differs from the earlier iteration of the scheme, which had limited allocations and closed periodically. Buyers can apply at any point in the year without concern about missing out due to oversubscription, though lender appetite and policy settings can change.

For buyers weighing the decision between an established home and a new build, the combination of the FHOG, off-the-plan concession, and duty relief on new homes can result in a significantly lower upfront cost compared to purchasing an established property at the same price. A new townhouse at $700,000 purchased off-the-plan would attract no stamp duty and provide a $10,000 grant, while an established home at the same price would incur duty of approximately $16,150 with no grant available.

Buyers should confirm all eligibility criteria with RevenueWA and their lender before committing to a purchase. Changes to thresholds, caps, and concession structures have been frequent, and relying on outdated information can lead to unexpected costs at settlement. Your first home buyer strategy should be built on current settings and confirmed eligibility, not assumptions based on prior years.

Call one of our team or book an appointment at a time that works for you to discuss how these concessions apply to your specific circumstances and which loan structure aligns with your deposit, income, and property goals.

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