Stamp Duty Australia 2026: What You Pay in Every State and Territory

Before you read on, use CalcPhi's free Stamp Duty Calculator to get an instant, state-specific figure for your property. It covers all eight jurisdictions, first home buyer concessions, and foreign buyer surcharges — no sign-up needed.

What Is Stamp Duty and How Does It Work?

Stamp duty — officially called transfer duty or conveyance duty in most states — is a state and territory government tax charged every time ownership of real estate changes hands. The buyer pays it, not the seller. It is calculated as a percentage of the property's purchase price or market value, whichever is higher, using a tiered (progressive) structure similar to income tax brackets. That means only the portion of the price within each bracket is taxed at that bracket's rate, not the full purchase price.

Payment is typically due within 30 days of settlement. Miss that deadline and you can face interest charges and penalties from your state revenue office.

Because each state and territory runs its own stamp duty regime independently, rates, thresholds, and exemptions vary enormously across the country. Victoria currently has the highest top-bracket rate; Queensland is generally the most affordable for mid-range properties. Understanding these differences matters — especially if you are deciding between markets or comparing the true cost of buying interstate.

New South Wales

New South Wales applies a progressive transfer duty scale that runs from 1.25% on the first $14,000 of value up to 7% on the portion of a property's value above $3,000,000 (the premium property duty threshold). For the vast majority of buyers purchasing between $500,000 and $1.5 million, the effective rate works out to roughly 3–4% of the purchase price.

At common price points, standard duty in NSW looks like this:

• $500,000: approximately $17,990
• $750,000: approximately $29,240
• $900,000: approximately $35,835
• $1,000,000: approximately $39,412
• $1,500,000: approximately $64,412

First home buyers in NSW receive a full stamp duty exemption on homes (new or established) valued up to $800,000. A sliding concession applies for properties between $800,000 and $1,000,000. Above $1,000,000, full duty applies regardless of buyer status.

NSW also offers an alternative to paying stamp duty upfront: the First Home Buyer Choice scheme allows eligible buyers to opt for an annual property tax instead of the lump-sum transfer duty. Whether that works out cheaper depends on how long you hold the property, but it can significantly reduce the cash you need at settlement.

Sydney's median house price now exceeds $1.1 million, which means many first home buyers are purchasing above the full exemption threshold. Use CalcPhi's First Home Buyer Calculator to model both options side by side.

Victoria

Victoria has the highest top-bracket stamp duty rate of any Australian state — 6.5% applies to the portion of a property's value above $870,000. Rates start at nil under $25,000 and step up progressively through five brackets. For most Melbourne buyers purchasing established homes in the $700,000–$1.2 million range, effective rates sit between 4.5% and 5.5%.

Approximate standard duty in Victoria:

• $500,000: approximately $21,970
• $700,000: approximately $37,070
• $900,000: approximately $49,070
• $1,000,000: approximately $55,000
• $1,500,000: approximately $87,500

First home buyers in Victoria pay no stamp duty on properties valued up to $600,000. A partial concession applies between $600,001 and $750,000. Above $750,000, full rates apply.

Victoria also offers a valuable off-the-plan concession: when buying an apartment off the plan, stamp duty is calculated on the land value only at the contract date rather than the full completed value of the property. This concession has been extended through to October 2026 and can reduce duty substantially on apartment purchases. If you are weighing up renting versus buying in Melbourne, see CalcPhi's Rent vs Buy Calculator to factor stamp duty into your long-term comparison.

Queensland

Queensland is generally the most affordable state for stamp duty on mid-range properties. The standard transfer duty scale starts at 1% for the first $5,000 and rises to 5.75% for the portion above $1,000,000. There is no premium rate above that level, which keeps Queensland cheaper than NSW and Victoria for higher-value purchases as well.

Standard duty in Queensland at common price points:

• $500,000: approximately $15,925
• $600,000: approximately $21,850
• $750,000: approximately $27,600 (with home concession)
• $900,000: approximately $37,350
• $1,000,000: approximately $38,025

For first home buyers, Queensland offers a full concession on established homes up to $700,000 under the First Home Concession, and zero stamp duty on new builds with no price cap at all — making it one of the most generous new-build concessions in the country. Queensland also offers a $30,000 First Home Owner Grant for new homes under $750,000, which can be combined with the stamp duty savings.

Western Australia

Western Australia uses a sliding transfer duty scale starting at 1.9% on lower-value properties and topping out at 5.15% on values above $725,000 — the lowest top marginal rate of any Australian state. This makes WA one of the more affordable markets for duty on high-value purchases, though Perth's rapid price growth in recent years has pushed many properties above the first home buyer exemption threshold.

Standard duty in WA at common price points:

• $400,000: approximately $11,115
• $500,000: approximately $17,765
• $700,000: approximately $26,740
• $900,000: approximately $37,840

First home buyers in WA are exempt from transfer duty on purchases up to $430,000, with a concession available up to $530,000. Perth's median house price has hit record highs in 2026, and most metropolitan suburbs now trade above both thresholds — meaning many first home buyers no longer qualify for the full exemption.

South Australia

South Australia applies a stamp duty scale from 1% to 5.5%, placing it broadly in the mid-range nationally. On a $600,000 property, standard duty is approximately $26,830. On a $900,000 property, it is approximately $40,830.

The standout feature of South Australia's stamp duty regime is its treatment of first home buyers building new. Since June 2024, first home buyers purchasing a new home in SA pay zero stamp duty with no price cap — one of the most generous new-build concessions in the country alongside Queensland. For established home purchases, standard rates apply for all buyers.

Tasmania

Tasmania charges transfer duty at rates that typically produce results in the middle of the national range. Standard duty on a $600,000 Tasmanian property is approximately $22,000.

For first home buyers, Tasmania has extended a full stamp duty exemption through to June 2026 on properties valued up to $750,000 (new or established). This is a broad exemption that covers the majority of Tasmanian residential property. A 50% duty discount also applies more widely for all owner-occupied purchases up to $750,000, giving even non-first home buyers meaningful savings in this market. Foreign buyers in Tasmania pay an 8% surcharge on top of standard duty.

Australian Capital Territory

The ACT operates the most structurally different stamp duty regime in Australia. It has been progressively transitioning away from stamp duty toward a broader land tax model under long-running reform, and the duty rates for owner-occupiers are among the lowest of any jurisdiction at equivalent property values. The ACT uses a sliding scale with rates up to 4.95%.

Standard duty on a $600,000 ACT property is approximately $20,450. First home buyers in the ACT can access a full stamp duty exemption through the Home Buyer Concession Scheme (HBCS) on properties up to $607,500, subject to an income test ($170,000 for singles, $227,000 for couples). The ACT also allows buyers to opt into an annual land tax payment in lieu of upfront duty, a mechanism it has had in place longer than any other state.

Northern Territory

The Northern Territory applies transfer duty on a progressive scale, and duty amounts are generally lower than southern states at equivalent property values. Standard duty on a $500,000 NT property is approximately $19,700.

First home buyers in the NT can receive a First Home Owner Discount that reduces stamp duty by up to $18,601 on eligible purchases. The NT also offers a Principal Place of Residence rebate for owner-occupiers. House-and-land package concessions apply until June 2027. The NT and ACT are the only two Australian jurisdictions that do not impose a foreign buyer surcharge on stamp duty.

Foreign Buyer Surcharges

If you are not an Australian citizen or permanent resident, you will pay an additional surcharge on top of standard stamp duty when purchasing residential property. As of May 2026, surcharge rates are 9% in NSW, 8% in Victoria, 8% in Queensland, 8% in Tasmania, 7% in Western Australia, and 7% in South Australia. The ACT and NT do not impose a foreign buyer surcharge.

On a $900,000 property in NSW, the surcharge alone adds $81,000 on top of the standard $35,835 duty — a combined bill of approximately $116,835. Temporary visa holders, including those on 482 and student visas, are generally treated as foreign persons for duty purposes.

Side-by-Side Comparison: What You Pay at Key Price Points in 2026

The table below shows approximate stamp duty for a standard owner-occupier (no concessions applied) across all eight states and territories at three price points. Figures are estimates for comparative purposes.

Approximate stamp duty by state/territory — owner-occupier, no concessions, 2026

State/Territory	$500,000	$750,000	$1,000,000
NSW	$17,990	$29,240	$39,412
VIC	$21,970	$40,070	$55,000
QLD	$15,925	~$27,600	$38,025
WA	$17,765	~$26,900	~$38,500
SA	~$21,330	~$31,830	~$48,830
TAS	~$19,000	~$28,500	~$45,000
ACT	~$17,000	~$24,000	~$36,000
NT	~$19,700	~$28,500	~$43,000

Figures are indicative estimates for standard residential purchases. Always confirm with official state revenue calculators or your conveyancer.

How to Reduce Your Stamp Duty Legally

Stamp duty is not fixed — there are several legitimate strategies to reduce or eliminate it depending on your circumstances.

The most straightforward is simply buying as a first home buyer below your state's exemption threshold. In NSW, that means staying under $800,000; in Victoria, under $600,000; in Queensland, under $700,000 for established homes or building new entirely. If you are close to a threshold, it is worth running the numbers carefully — saving $10,000 on the purchase price could save you $20,000 or more in duty if it keeps you inside the exemption.

Buying a new build in South Australia or Queensland as a first home buyer avoids stamp duty entirely regardless of price. In Victoria, purchasing off the plan significantly reduces the duty base. In the ACT, the annual land tax option can reduce the immediate cash needed at settlement. Pensioner concessions exist in several states for eligible downsizers.

Want to compare the true upfront cost of buying in different states? Pair CalcPhi's Stamp Duty Calculator with the Mortgage Calculator and Borrowing Power Calculator to model the full picture — deposit, stamp duty, LMI, and repayments — in one session.

Frequently Asked Questions

• How is stamp duty calculated in Australia?

  Stamp duty is calculated using a tiered bracket system applied to the property's purchase price or market value, whichever is higher. Each bracket carries its own rate, and only the portion of value within that bracket is taxed at that rate — similar to how income tax brackets work. The total duty is the sum across all applicable brackets. Rates and brackets differ in every state and territory.

• Which Australian state has the lowest stamp duty?

  Queensland generally has the lowest stamp duty for mid-range properties between $400,000 and $900,000. On a $600,000 purchase, Queensland duty is approximately $15,925 compared to $22,490 in NSW and $31,070 in Victoria. Western Australia has the lowest top marginal rate nationally at 5.15%, making it cheaper for high-value purchases.

• Do first home buyers pay stamp duty in Australia?

  Most first home buyers pay reduced or zero stamp duty in 2026. Full exemptions apply up to $800,000 in NSW, $600,000 in Victoria, $700,000 for established homes in Queensland (and no cap for new builds), and $430,000 in WA. South Australia and Queensland offer full exemptions for new builds with no price cap. Thresholds and eligibility conditions vary by state — always confirm with the relevant state revenue office.

• When is stamp duty paid in Australia?

  Stamp duty is due within 30 days of settlement in most states and territories. Your conveyancer or solicitor typically calculates the amount and coordinates payment as part of the settlement process. Late payment can attract interest and penalties. In the ACT and NSW, eligible buyers may have the option to pay an annual land tax instead of a lump-sum duty payment.

• What is the foreign buyer stamp duty surcharge in Australia?

  Foreign buyers (non-citizens and non-permanent residents) pay an additional surcharge on top of standard stamp duty. As of 2026, the surcharge is 9% in NSW, 8% in Victoria, Queensland, and Tasmania, and 7% in WA and SA. The ACT and Northern Territory do not impose a foreign buyer surcharge. This significantly increases the cost of purchasing residential property in Australia for overseas buyers or temporary visa holders.

• Is stamp duty tax-deductible in Australia?

  Stamp duty on a principal place of residence (your home) is not tax-deductible. For investment properties, stamp duty forms part of the property's cost base and can reduce your capital gains tax liability when you eventually sell — it increases the base cost, which reduces the taxable gain. It is not immediately deductible against rental income in the year of purchase. Always confirm your situation with a registered tax agent.