If you’re thinking about upgrading to a bigger or better home, stamp duty might be one of the first costs on your mind and for good reason.
It’s often one of the largest upfront expenses when you buy property, especially as prices continue to rise across many Australian markets.
But if you’re already a homeowner, are there any concessions available to ease the cost? Can you get help from your state or territory government when making your next move?
In this guide, we’ll walk through how stamp duty works for non-first-time home buyers, what concessions are available, and how an Aussie Broker can help you find opportunities to save, even when you’re not a first-home buyer.
How stamp duty works in each state
Stamp duty (also called transfer duty) is a state government tax applied when you buy property.
The cost is based on the property’s purchase price and varies significantly between states and territories. It’s also influenced by your buyer profile, whether you’re a first-home buyer, investor, or owner-occupier.
To give you a rough idea, stamp duty on a $1.2 million property can range from approximately $35,000 to over $60,000 depending on the state. Rates are typically calculated on a sliding scale. The more expensive the property, the higher the duty payable.
While many first-home buyers can access full or partial exemptions, upgraders generally face the full rate unless they qualify under specific programs.
Use our stamp duty calculator to check the estimated cost based on your location and budget.
Who qualifies for exemptions and concessions?
While most concessions are geared toward first-home buyers, there are still pathways to stamp duty savings for upgraders in the right circumstances.
Downsizers
Some states offer exemptions or reductions for retirees moving to smaller, lower-value homes.
For example, downsizers purchasing a principal place of residence under a certain price threshold may be eligible for reduced stamp duty if they meet age and ownership criteria.
Pensioners
In some states, eligible pensioners may benefit from reduced rates or partial exemptions, particularly for owner-occupied homes within a capped value range. The specific discounts and thresholds vary widely depending on where you buy.
New builds and off-the-plan purchases
Stamp duty concessions may also apply if you’re buying a brand-new or off-the-plan property. In some states, upgraders can benefit from these concessions, especially when purchasing below a set value cap and planning to live in the property.
While many of these schemes are designed for first-home buyers, others are available more broadly if the property is newly constructed or sold off-the-plan.
Owner-occupier incentives
Some states and territories also offer discounts for people who plan to live in the home they’re buying.
These owner-occupier incentives can apply regardless of whether you’ve owned property before, but often come with price, income, or location conditions.
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Are you eligible? Moving regional or buying new
Governments across Australia are encouraging buyers to consider regional areas and upgraders can benefit too.
Regional mover incentives
Some jurisdictions offer stamp duty discounts or grants for buyers relocating to regional communities.
These incentives are often tied to housing affordability, local workforce needs, or regional growth strategies. While upgraders may not be the core target, they can still benefit if they’re purchasing a primary residence in an eligible location.
Developer incentives
Many builders in new estates, especially in growth suburbs or regional hubs, offer incentives that include stamp duty rebates or discounts.
These offers are usually bundled into the purchase contract and can help reduce upfront costs significantly.
Example:
A couple upgrading from a $700k apartment in the city to a $1.15M house and land package in a growth corridor may qualify for a stamp duty reduction or rebate through a developer-led incentive.
Timing and strategy: how to maximise savings
Stamp duty isn’t just about what you buy, it’s also about when you buy.
Here’s how to make timing work in your favour:
Pre-budget opportunities: Many states announce temporary stamp duty relief during annual budgets or economic stimulus periods. These windows can provide thousands in savings for those who time their purchase well.
Contract exchange vs settlement: Some schemes determine eligibility based on the contract exchange date, not the settlement date. This can be the difference between receiving a concession or missing out.
End-of-financial-year offers: Developers often run EOFY deals to meet sales targets, which may include stamp duty rebates or discounts.
Work with your conveyancer and broker: They can help you align contract dates, approvals, and scheme deadlines to maximise your benefits and avoid unnecessary costs.
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How Aussie helps you budget and time your move
Stamp duty can throw off even the most well-thought-out upgrade budget, but it doesn’t have to.
When you speak with an Aussie Broker, we’ll help you:
Calculate your full cost picture, including all state taxes and lender fees
Use our stamp duty calculator to see real-time figures and breakdowns
Explore lenders who factor stamp duty into their assessment criteria
Refer you to conveyancers via Aussie Conveyancing, to ensure you hit scheme deadlines and documentation milestones
Model different scenarios, like buying new vs established, or metro vs regional, so you can upgrade with confidence
You might also be interested in: Bank vs agent valuations: what’s your home really worth?
Stamp duty doesn’t have to catch you off guard
Whether or not you qualify for a concession, there are always ways to plan smarter.
From off-the-plan savings to timing strategies and regional incentives, upgraders who understand their options are far more likely to avoid costly surprises.
Ready to take the next step? Talk to an Aussie Broker today to map out your upgrade and put a smart strategy in place.
