Stamp Duty Australia 2026: What You Pay in Every State and Territory
Stamp duty is the single biggest hidden cost of buying property in Australia — and most first home buyers underestimate it by tens of thousands of dollars. On a $750,000 home in New South Wales, stamp duty is approximately $29,055. In Victoria, it's around $40,070. In Queensland, $27,090. Every state sets its own rates, thresholds, and first home buyer concessions — and the differences are enormous.
What Is Stamp Duty?
Stamp duty — officially called transfer duty in most states — is a state government tax on the transfer of property ownership. It is calculated as a percentage of the property's purchase price or market value (whichever is higher), on a sliding scale. It is paid by the buyer, typically at settlement, and it cannot be added to most home loans (unlike LMI). This means stamp duty must come from genuine savings.
Stamp duty was originally a tax on the physical stamp placed on legal documents. Today it is simply a transaction tax that generates significant revenue for state governments — collectively, property-related stamp duties raise over $20 billion per year across Australia.
Stamp Duty by State: What You Pay on a $750,000 Property
| State/Territory | Stamp Duty | Effective Rate | FHB Concession? |
|---|---|---|---|
| NSW | ~$29,055 | 3.87% | Full waiver up to $650K, concession to $800K |
| VIC | ~$40,070 | 5.34% | 50% concession up to $600K (new builds) |
| QLD | ~$27,090 | 3.61% | Full concession up to $550K, partial to $700K |
| WA | ~$26,865 | 3.58% | Full waiver up to $430K, partial to $530K |
| SA | ~$33,830 | 4.51% | No FHOG stamp duty concession (separate grant) |
| TAS | ~$28,935 | 3.86% | 50% concession for established homes |
| ACT | ~$26,750 | 3.57% | Full concession (income-tested) |
| NT | ~$26,900 | 3.59% | Full waiver up to $650K |
Important: These are estimates. Exact rates depend on your specific property type (land, house, unit), whether it is new or established, and your buyer status. Always use your state's official calculator for a precise figure.
State-by-State Breakdown
New South Wales (NSW)
NSW has one of Australia's most progressive stamp duty scales. First home buyers receive a full exemption for properties up to $650,000 and a concession for properties between $650,000 and $800,000. From 2023, NSW also introduced an optional annual property tax for first home buyers (currently $400 plus 0.3% of land value per year) as an alternative to paying stamp duty upfront. This option suits buyers planning to sell within 5–7 years — beyond that, stamp duty is usually cheaper in total.
Victoria (VIC)
Victoria's stamp duty rates are among the highest in Australia. First home buyers purchasing new homes up to $600,000 receive a 50% duty concession, reducing to zero concession above $750,000. Victoria also has a foreign purchaser additional duty of 8% for non-residents. Victoria is currently phasing in a land value tax for investment properties.
Queensland (QLD)
Queensland offers full stamp duty concessions for first home buyers purchasing homes up to $550,000, with partial concessions sliding to $700,000. Queensland's base rates are relatively moderate compared to NSW and VIC. There is no land tax on a primary residence in Queensland.
Western Australia (WA)
WA offers some of the most generous first home buyer concessions — a full duty waiver for homes up to $430,000 and partial concession to $530,000. WA's thresholds are lower than the eastern states because median property prices are lower, particularly in regional WA.
South Australia (SA)
SA abolished stamp duty concessions for first home buyers — instead, the state offers a $15,000 First Home Owner Grant for new homes. Stamp duty is payable at full rates but SA's overall rates are moderate.
ACT (Australian Capital Territory)
The ACT offers a full stamp duty concession for first home buyers who meet income thresholds (typically household income under $160,000–$170,000). The ACT is transitioning from stamp duty to a broad-based land value tax over many years, which means annual rates and land tax are rising while stamp duty is slowly being reduced.
First Home Buyer Stamp Duty Concessions Summary
| State | Full Waiver Threshold | Partial Concession Up To | Property Type |
|---|---|---|---|
| NSW | $650,000 | $800,000 | New or established |
| VIC | N/A | $750,000 (50% discount to $600K) | New builds only for full concession |
| QLD | $550,000 | $700,000 | New or established |
| WA | $430,000 | $530,000 | New or established |
| SA | None | None | N/A |
| TAS | None | 50% on any value | Established homes |
| ACT | Any value (income tested) | N/A | New or established |
| NT | $650,000 | $700,000 | New or established |
When Is Stamp Duty Paid?
Stamp duty is generally due at settlement — the day ownership transfers. Your conveyancer or solicitor will calculate the exact amount, prepare the payment, and process it on settlement day. In some states, you have a short period after exchange of contracts to pay.
Because stamp duty cannot be included in most standard home loans, you need these funds available in cash at settlement. This is one of the most common mistakes first home buyers make: they save for the deposit but forget stamp duty on top.
On a $750,000 home in VIC, you need approximately $40,070 in stamp duty plus your deposit plus legal costs plus building inspection fees. Total cash requirement for a 10% deposit: roughly $115,000+, not just $75,000.
Can Stamp Duty Be Included in Your Mortgage?
Generally, no. Standard lenders will not allow you to capitalise stamp duty into your loan because it is a government charge paid at settlement, not part of the property's value. Your loan-to-value ratio (LVR) is calculated against the property value — stamp duty sits outside that calculation.
Some specialist lenders and low-doc products occasionally allow capitalising stamp duty, but this is rare and typically comes with higher interest rates. The standard and correct approach is to save for stamp duty as a separate cash requirement alongside your deposit.
Frequently Asked Questions
- Do I pay stamp duty on both land and construction separately?
- When purchasing a house-and-land package, you typically pay stamp duty on the land component only at the time of land settlement. Stamp duty is not charged on the construction contract. This is a significant advantage of building a new home — stamp duty on land of $200,000 might be $6,000–$8,000 rather than $25,000–$40,000 on a completed $750,000 home.
- Is stamp duty tax-deductible?
- For owner-occupiers purchasing a primary residence, stamp duty is not tax-deductible. For investors purchasing a rental property, stamp duty forms part of the property's cost base for CGT purposes — it is not an immediate deduction but reduces your capital gain when you eventually sell.
- Does stamp duty apply to transfers between spouses?
- Most states exempt or reduce stamp duty on property transfers between spouses or domestic partners, especially when no money changes hands (e.g., adding a spouse to the title). The rules vary by state — check with a conveyancer before restructuring ownership.
- Can I get a stamp duty refund if the sale falls through?
- If a property purchase is rescinded before settlement (for example, due to a finance clause or building inspection), stamp duty is typically refunded in full. If the sale settles and you later sell the property, you cannot reclaim the stamp duty — it is a sunk transaction cost.
