What Is Stamp Duty and When Do You Pay It?

Buying property involves more than saving for a deposit and securing a home loan. Stamp duty is another important factor, and overlooking it could disrupt your budget or delay your property settlement. It’s one of those costs that surprises people because it doesn’t always get the same airtime as the deposit or the mortgage.

So we’ve broken down what stamp duty actually is, how it’s calculated, and when you need to pay it in Western Australia.

What is stamp duty?

In WA, the tax is officially called transfer duty and is governed by the Duties Act 2008 (WA). Most people still call it stamp duty, and both terms refer to the same thing.

Transfer duty applies when dutiable property changes ownership. That typically means residential and commercial land, but it can also cover certain business assets and declarations of trust. As the buyer, you’re generally the one responsible for paying it.

How stamp duty is calculated in Western Australia

Duty is calculated on the dutiable value of the property, which is the higher of the purchase price or the unencumbered market value. It’s not a flat rate. Instead, WA uses a sliding scale in which the percentage you pay increases as the property’s value rises.

The general rate scale

Dutiable value	Rate
$0 to $120,000	$1.90 per $100
$120,001 to $150,000	$2,280 plus $2.85 per $100 or part thereof above $120,000
$150,001 to $360,000	$3,135 plus $3.80 per $100 or part thereof above $150,000
$360,001 to $725,000	$11,115 plus $4.75 per $100 or part thereof above $360,000
$725,001 and above	$28,453 plus $5.15 per $100 or part thereof above $725,000

**Last updated 01 Aug 2026

Concessional and first home buyer rates

Not everyone pays the general rate. A few key concessions apply in WA:

First Home Owner Rate (FHOR)

The WA Government has announced increased thresholds for eligible transactions entered into from 7 May 2026. The proposed changes provide a full exemption for new and established homes valued up to $600,000 and a concessional rate for homes valued up to $800,000. At the time of writing, implementation remains subject to the parliamentary process, a pre-enactment notice and RevenueWA system updates.

For vacant land, no duty will apply up to $450,000 (previously $350,000), with a reduced rate applying up to $550,000.

Off-the-plan duty concession

The off-the-plan duty concession reduces stamp duty for buyers of eligible brand-new strata or community-titled homes. The WA Government has announced that the off-the-plan duty concession will be extended to 30 June 2028 and expanded to include eligible survey-strata and community title land scheme dwellings. These changes apply to qualifying contracts entered into from 12 March 2026, subject to the legislation and RevenueWA system changes being implemented.

Principal place of residence rate

A concessional rate may apply when the property includes a home, has a dutiable value of $200,000 or less and will be used as the buyer’s principal place of residence. Other eligibility requirements apply.

Nominal duty

Nominal duty is a fixed amount of $20 that applies to certain transactions specified under the Duties Act. These include some property transfers following a relationship breakdown, distributions under a will or intestacy, and transfers made to facilitate the subdivision of land. Eligibility requirements apply to each transaction type.

Is stamp duty paid at settlement?

Your conveyancer will arrange payment on your behalf at settlement, using RevenueWA’s Online Duties system. A Certificate of Duty provides evidence that the transaction has been assessed and is required before the transfer is registered with Landgate. Mortgage funds are ordinarily released as part of settlement, after which the transfer and mortgage documents are lodged for registration.

If you buy a property off-the-plan, the transaction will generally need to be lodged with RevenueWA within two months after the duty liability arises, even where settlement will not occur for months or years. Different payment deadlines may apply depending on the agreement.

Typical timeline and deadlines

• Transaction is entered into: Transfer duty liability will generally arise, although special rules apply to some conditional and other agreements.
• Within two months: The transaction will generally need to be lodged with RevenueWA.
• By the applicable payment deadline: Duty is generally payable within one month after assessment, although later statutory deadlines apply to some land, subdivision and issue-of-title transactions.
• Before registration: Duty must be paid and verified before the transfer can be registered with Landgate.

If you’re unsure about your timeline and what’s due when, talk to our expert team of conveyancers for guidance.

Can stamp duty be paid after settlement?

In limited circumstances, RevenueWA may approve an extension of time or an instalment arrangement. Approval is not automatic, and interest or other conditions may apply. However, duty generally needs to be paid and verified before the transfer can be registered, so an outstanding amount may prevent or delay settlement. A Certificate of Duty will only be issued after the required duty has been paid.

Late payment carries real consequences. Late lodgement or payment may result in penalty tax and interest. The amount depends on the type of breach, the circumstances and whether RevenueWA grants any remission. If unpaid duty is discovered later, the Commissioner may issue a reassessment and require the outstanding amount to be paid.

Thinking about buying property in WA?

Stamp duty is just one piece of the puzzle. At Lotus Legal, our fixed-fee conveyancing service includes support with the documents and duty requirements involved in your property settlement, helping you understand what you need to pay and when.

If you’d like to talk through your property purchase, get in touch with our team. We’re here to help you move forward with confidence.