Stamp duty in Australia — what you need to know
Stamp duty is one of the largest upfront costs when buying property in Australia — often $15,000 to $50,000+ on a typical home. Each state and territory sets its own rates, thresholds, and concessions, so the same property can attract very different duty depending on where it is.
State-by-state stamp duty rates (FY2025-26)
All eight states and territories levy transfer duty on residential property. The key differences are:
| State | Duty on $600k | Duty on $1M | FHB exemption |
|---|---|---|---|
| NSW | ~$22,000 | ~$40,000 | ≤ $650k (existing) |
| VIC | ~$31,070 | ~$55,000 | ≤ $600k |
| QLD | ~$20,350 | ~$38,025 | ≤ $550k |
| WA | ~$25,115 | ~$44,665 | ≤ $430k (existing) |
| SA | ~$24,330 | ~$48,830 | None (FHOG $15k instead) |
| TAS | ~$20,935 | ~$39,060 | 50% off ≤ $600k |
| ACT | ~$24,500 | ~$44,250 | ≤ $1M (income tested) |
| NT | ~$21,386 | ~$49,500 | Up to $18,601 off ≤ $650k |
Figures are approximate for a standard owner-occupier. Verify with your state revenue office.
How stamp duty is calculated
Most states use a progressive bracket system — a base amount plus a marginal rate on the portion above each threshold. Victoria is an exception for properties over $960,000, where duty is charged at a flat 5.5% on the entire property value.
The Northern Territory uses a formula rather than fixed brackets: Duty = V × (0.06571441 × V/1000 + 15) / 1000, where V is the property value. Above $525,000 the rate flattens to approximately 4.95%.
First home buyer concessions
State concessions range from full exemptions (NSW, VIC, QLD) to percentage discounts (TAS) to dollar-value discounts (NT). The ACT offers the most generous threshold — up to $1M — but it is income-tested. SA provides the $15,000 First Home Owner Grant in lieu of a duty concession.
Most concessions apply only when the property becomes your principal place of residence. Different thresholds often apply to new versus established homes, particularly in NSW and WA.
Foreign purchaser surcharges
Foreign buyers face an additional duty surcharge of 7–8% in most states, on top of standard rates. NSW, VIC, and TAS charge 8%; QLD, WA, SA, and the ACT charge 7%. The Northern Territory has no foreign purchaser surcharge.
Rates as at FY2025-26. Stamp duty rules change regularly — always verify with your state revenue office or a licensed conveyancer before proceeding. Not financial or legal advice.
Frequently asked questions
Stamp duty by state
See the full rate table and first home buyer concessions for each state and territory.
Stamp duty by property value in NSW
Quick reference for common purchase prices in New South Wales.