Stamp duty can add tens of thousands to the upfront cost of buying a property, but registered nurses and midwives have access to state and territory concessions that significantly reduce or eliminate this cost.
The size of the saving depends on where you buy, whether the property is new or established, and your household income. In some cases, the concession can be worth more than $40,000.
How stamp duty concessions work for first home buyers
Stamp duty concessions are administered by state and territory revenue offices, not by lenders or mortgage brokers. You apply through the relevant revenue office when you settle on your property.
Most concessions require you to occupy the property as your principal place of residence for a minimum period, typically 12 months. If you sell or move out before that period ends, you may be required to repay the concession.
The First Home Owner Grant is separate from stamp duty relief. You can usually access both, but conditions vary by state.
NSW stamp duty relief for nurses
New South Wales offers a full stamp duty exemption on properties valued up to $800,000 for first home buyers. A sliding scale concession applies on properties valued between $800,001 and $1,000,000.
Consider a registered nurse purchasing an apartment in Blacktown at the current median unit price. With a full stamp duty exemption up to $800,000, the saving is approximately $30,000 compared with a standard buyer paying full duty.
For vacant land, a full exemption applies up to $350,000, with a concession available on land valued between $350,001 and $450,000. The exemption applies to both new and established homes, which is broader than most other states.
You must move into the property within 12 months of settlement and live there continuously for at least 12 months. If you're buying with a partner, at least one of you must meet the first home buyer eligibility criteria.
Victoria stamp duty relief for nurses
Victoria provides a full stamp duty exemption on properties valued up to $600,000 and a sliding scale concession on properties valued between $600,001 and $750,000. Standard rates apply above $750,000.
A midwife buying a unit in Footscray at the current median would pay no stamp duty under the first home buyer concession, saving approximately $25,000. The exemption and concession apply to both new and established homes where the property will be the buyer's principal place of residence.
You must move in within 12 months of settlement and reside there for at least 12 months. The off-the-plan duty concession that applied to contracts signed on or before 31 October 2026 has now ended.
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Queensland stamp duty relief for nurses
Queensland offers different concessions depending on whether you're buying a new home, an established home, or vacant land.
For established homes, duty is calculated at the standard home concession rate with an additional first home concession amount deducted. The maximum first home concession deduction is $17,350 for properties valued up to $709,999. The concession phases out in $10,000 property value bands and reaches nil for properties valued at $800,000 or more.
For new homes purchased from 1 May 2025, a full transfer duty concession applies with no price cap, reducing duty to nil on the residential land component. The same full concession applies to vacant land purchases with no price cap.
A registered nurse purchasing a unit in Chermside at the current median would qualify for the first home concession on an established property, reducing duty by the maximum $17,350. If buying a new unit at the same price, the full concession would apply, eliminating duty entirely.
From 1 August 2026, at least one applicant must be an Australian citizen, permanent resident, or specified foreign retiree. You must occupy the property as your principal place of residence.
South Australia stamp duty relief for nurses
South Australia provides stamp duty relief on new homes and vacant land only. Stamp duty relief is not available on the purchase of an established home in SA.
For eligible contracts entered into on or after 6 June 2024, no property value cap applies. From 13 February 2025, buyers are ineligible if they or their spouse or domestic partner own or have previously owned a residential property in Australia.
A nurse purchasing a new apartment in Adelaide at the current median unit price would pay no stamp duty under the first home buyer concession, saving approximately $26,000. The same concession applies to vacant land purchases.
You must reside in the home as your principal place of residence for at least six continuous months commencing within 12 months of settlement. SA also offers a shared equity scheme administered through HomeStart, under which eligible buyers can purchase with a 5% deposit, with the SA Government and HomeStart contributing up to 25% of the purchase price, capped at $200,000, in exchange for equivalent equity.
Western Australia stamp duty relief for nurses
Western Australia removed the geographic distinction between the Perth Metropolitan and Peel regions and other areas from 7 May 2026. A single statewide threshold now applies to all WA transactions.
For homes, no duty is payable on properties valued up to $600,000. A concessional rate applies on homes valued between $600,001 and $800,000, at a rate of $16.15 for every $100 or part thereof above $600,000. The maximum dutiable value to access the concession is $800,000.
For vacant land, no duty is payable on land valued up to $450,000. A concessional rate applies on land valued between $450,001 and $550,000, at a rate of $20.14 for every $100 or part thereof above $450,000.
A midwife purchasing a house in Midland at the current median would pay approximately $13,000 in stamp duty under the concessional rate, compared with approximately $24,000 at the standard rate. The saving is approximately $11,000.
At least one applicant must be an Australian citizen or permanent resident. 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.
WA also offers an off-the-plan duty concession that 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, reducing proportionally to 50% for dwellings valued between $800,001 and $899,999, and a 50% concession applies on dwellings valued at $900,000 or more.
ACT stamp duty relief for nurses
The Australian Capital Territory offers the most generous stamp duty relief in the country for first home buyers. From 1 July 2026, eligible buyers are fully exempt from conveyance duty regardless of the value of the property purchased and regardless of household income.
The property value limit and income threshold that applied to transactions before 1 July 2026 have both been removed. Buyers must be individuals aged 18 or over, must not have a relevant prior property interest, and must own and occupy the property as their principal place of residence continuously for a minimum of one year commencing within 12 months of settlement.
A nurse purchasing a house in Curtin at the current median would pay no stamp duty, saving approximately $67,000 compared with a standard buyer paying full duty. This is the largest single saving available to any first home buyer in Australia.
The ACT also offers an off-the-plan unit duty exemption. From 1 July 2026, no duty applies to off-the-plan unit owner occupier purchases with no property value threshold. This applies to unit-titled properties such as apartments and townhouses. The buyer must be an individual and must occupy the property as their principal place of residence continuously for at least one year commencing within 12 months of the date of completion.
Tasmania and Northern Territory stamp duty relief for nurses
Tasmania removed the full stamp duty exemption that applied to first home buyers of established homes with a dutiable value of $750,000 or less for purchases settling between 18 February 2024 and 30 June 2026. No equivalent exemption for established homes is in place from 1 July 2026 under current Tasmanian law.
The Tasmanian First Home Owner Grant of $20,000 for new homes applies to eligible transactions from 1 July 2026, subject to assent. The grant replaces the previous $30,000 grant that applied to eligible transactions commencing on or before 30 June 2026.
The Northern Territory offers the Territory Home Owner Discount, which provides a reduction of up to $18,601 on transfer duty for eligible buyers purchasing or building a new or established home they will live in, where they have not owned a home in the NT for at least 24 months. No broad general stamp duty exemption equivalent to those in other jurisdictions applies in the NT.
How to apply for stamp duty relief
You apply for stamp duty relief through the revenue office in the state or territory where you're purchasing. Applications are usually lodged at the time of settlement by your conveyancer or solicitor.
You'll need to provide evidence that you meet the eligibility criteria, including proof of identity, evidence that you have not previously owned property in Australia, and a signed declaration that you intend to occupy the property as your principal place of residence.
If you're using the Australian Government 5% Deposit Scheme or Help to Buy Scheme, you can generally combine those schemes with state and territory stamp duty concessions, though restrictions vary by jurisdiction and program.
A mortgage broker for nurses can help you structure your home loan to take advantage of both federal and state concessions, and ensure you meet the residency and occupancy requirements that apply to each program.
Call one of our team or book an appointment at a time that works for you.
Frequently Asked Questions
Can nurses access stamp duty exemptions in every state?
Yes, but the type and size of the exemption varies by state. NSW, VIC, QLD, WA, and the ACT offer the most generous concessions for first home buyers, including nurses. SA offers relief on new homes and vacant land only, while TAS and NT offer more limited concessions.
Do I need to be a first home buyer to access stamp duty relief?
Yes, in most cases. The stamp duty concessions described in this article are available to first home buyers who meet the eligibility criteria in each state or territory. If you've previously owned property in Australia, you generally won't qualify.
Can I combine stamp duty relief with the 5% Deposit Scheme?
Yes, you can generally use state and territory stamp duty concessions alongside the Australian Government 5% Deposit Scheme. The two programs are administered separately and can be used together, though you should confirm eligibility with your broker before proceeding.
What happens if I sell the property before the minimum occupancy period ends?
If you sell or move out before completing the required occupancy period, you may be required to repay the stamp duty concession to the relevant state or territory revenue office. The minimum occupancy period is typically 12 months, though it varies by state.
How much stamp duty can I save as a nurse buying in the ACT?
The ACT offers the most generous stamp duty relief in Australia. From 1 July 2026, first home buyers are fully exempt from conveyance duty regardless of property value or household income. On a property valued at $1,500,000, the saving is approximately $67,000.
