Western Australia · FY 2026-27
Stamp duty on $800,000 in WA
Buy at $800,000 in Western Australia to live in, and the transfer duty is $32,315.50 this financial year — an effective 4.04% of the price. Every figure below comes from the official schedule.
Rates verified against the official sources — how we check.
The tally at $800,000
Duty only — the WA calculator covers concessions and eligibility.
Right on a boundary
The first home owner concession runs out at $800,000 — from here every WA buyer pays the general schedule.
Every buyer type at $800,000
| Buyer | Duty at $800,000 | Notes |
|---|---|---|
| Owner-occupier or investor | $32,315.50 | — |
| First home owner (home) | $32,300 | Duty-free to $600,000, concession phasing out at $800,000 (thresholds lifted 7 May 2026). |
| Foreign buyer (incl. 7% surcharge) | $88,315.50 | Surcharge on the full price, on top of duty. |
Up here WA is concession-free — the first home owner rate ended at $800,000, and the general schedule applies to everyone equally. What still varies is the buyer’s passport: foreign purchasers add 7% of the entire price on top, one of the larger surcharges in the country.
The same $800,000 in every other state
WA ranks #5 of 8 for owner-occupier duty at this price. The cheapest jurisdiction at $800,000 is QLD ($21,850) and the dearest is VIC ($43,070):
| Jurisdiction | Owner-occupier duty at $800,000 |
|---|---|
| QLD | $21,850 |
| ACT | $22,158 |
| NSW | $30,187 |
| TAS | $31,185 |
| WA ← this page | $32,316 |
| SA | $37,830 |
| NT | $39,600 |
| VIC | $43,070 |
Standard owner-occupier treatment in each jurisdiction (QLD home concession, VIC PPR, ACT eligible owner-occupier; general rates elsewhere) — first-home relief excluded here.
The full upfront stack at $800,000
What actually leaves your account at settlement is deposit plus duty plus, under a 20% deposit, lenders mortgage insurance — the LMI line below comes from the published LVR premium bands in our LMI calculator:
| Path | Deposit | LMI (incl. its duty) | Duty + LMI |
|---|---|---|---|
| 20% deposit | $160,000 | $0 | $32,316 |
| 15% deposit | $120,000 | $9,971 | $42,286 (85% LVR) |
| 10% deposit | $80,000 | $18,747 | $51,062 (90% LVR) |
Figures use owner-occupier duty; treat the LMI column as indicative, since premiums differ by lender and insurer. On top sits $600.20 of Landgate registration fees ($375.10 for the transfer, $225.10 for the mortgage) — the state calculator itemises them live.
How duty moves around $800,000
Here is the whole WA ladder, so you can see what negotiating up or down from this price does to the duty — every price links to its own breakdown:
| Price | Owner-occupier duty |
|---|---|
| $600,000 | $22,515 |
| $800,000 ← this page | $32,316 |
The jump from the rung below ($750,000) was worth $2,575 in extra duty, and the next rung up ($900,000) costs another $5,150. Because the schedule charges per $100 of value, anything between two rungs lands proportionally between their bills — or precisely, via the calculator.
Negotiating near $800,000? Run your exact figure — plus concessions, surcharges and government fees — through the WA stamp duty calculator, or see how Western Australia compares with every other jurisdiction on the by-state comparison. And if this is a purchase you're saving for, the duty above is on top of your deposit — LMI applies under a 20% deposit.
Frequently asked questions
How much is stamp duty on $800,000 in WA?
What does a first home buyer pay on $800,000 in WA?
How is stamp duty on $800,000 worked out in WA?
Why does $800,000 sit on a boundary in WA?
Keep tallying
Source
Figures computed from the schedule published by WA Department of Finance for FY 2026-27, by the same tested engines as the calculator — last verified 2026-08-27. Eligibility rules decide which schedule applies; see the WA calculator for full sources and conditions, and how to calculate stamp duty for the method itself. General information only — not financial, legal or tax advice.