Stamp duty is one of the biggest upfront costs in buying Australian property — and one of the least understood. Depending on the state, the property price, and whether you qualify for concessions, stamp duty can range from zero to over $40,000 on the same purchase. Here's exactly how it works and what you'll pay.
Calculate yours instantly: Use our free Stamp Duty Calculator — enter your state, property price, and buyer type to see your exact liability in seconds.
What Is Stamp Duty?
Stamp duty (officially called transfer duty in most states) is a state and territory tax on the transfer of property. When you buy a home, unit, or investment property, the relevant state government charges you a percentage of the purchase price — paid at settlement.
Because stamp duty is set by each state and territory independently, rates and concessions vary significantly. A $600,000 property in Victoria incurs a very different stamp duty bill than the same price in Queensland or Western Australia.
Stamp Duty Rates by State (2026)
Each state uses a progressive bracket system — like income tax, you pay different rates on different portions of the purchase price. The tables below show the general rates for standard owner-occupier purchases of established homes (first home buyer concessions listed separately).
New South Wales
| Property Value | Rate |
|---|---|
| $0 – $16,000 | $1.25 per $100 |
| $16,001 – $35,000 | $200 + $1.50 per $100 over $16,000 |
| $35,001 – $93,000 | $485 + $1.75 per $100 over $35,000 |
| $93,001 – $351,000 | $1,500 + $3.50 per $100 over $93,000 |
| $351,001 – $1,168,000 | $10,530 + $4.50 per $100 over $351,000 |
| Over $1,168,000 | $47,295 + $5.50 per $100 over $1,168,000 |
NSW example — $750,000 home:
$10,530 + 4.5% × ($750,000 − $351,000) = $10,530 + $17,955 = $28,485
NSW also offers a land tax alternative for first home buyers purchasing under $1.5 million — instead of paying stamp duty upfront, eligible buyers can opt into an annual property tax. This can significantly reduce the cash required at settlement. See the First Home Buyer Calculator to compare both options.
Victoria
| Property Value | Rate |
|---|---|
| $0 – $25,000 | 1.4% |
| $25,001 – $130,000 | 2.4% |
| $130,001 – $960,000 | 6.0% (general rate) |
| $960,001 – $2,000,000 | 5.5% |
| Over $2,000,000 | 6.5% |
VIC example — $750,000 home:
The dutiable rate for properties between $130,001 and $960,000 uses a different calculation: duty = (value × 0.06) − $7,000 for principal places of residence. 750,000 × 0.06 − 7,000 = $38,000
Note: VIC uses a marginal rate plus a flat deduction formula — use the calculator for precise figures.
Queensland
| Property Value | Rate |
|---|---|
| $0 – $5,000 | Nil |
| $5,001 – $75,000 | $1.50 per $100 over $5,000 |
| $75,001 – $540,000 | $1,050 + $3.50 per $100 over $75,000 |
| $540,001 – $1,000,000 | $17,325 + $4.50 per $100 over $540,000 |
| Over $1,000,000 | $38,025 + $5.75 per $100 over $1,000,000 |
QLD example — $750,000 home:
$17,325 + 4.5% × ($750,000 − $540,000) = $17,325 + $9,450 = $26,775
Western Australia
| Property Value | Rate |
|---|---|
| $0 – $120,000 | 1.9% |
| $120,001 – $150,000 | $2,280 + 2.85% over $120,000 |
| $150,001 – $360,000 | $3,135 + 3.8% over $150,000 |
| $360,001 – $725,000 | $11,115 + 4.75% over $360,000 |
| Over $725,000 | $28,453 + 5.15% over $725,000 |
WA example — $750,000 home:
$28,453 + 5.15% × ($750,000 − $725,000) = $28,453 + $1,288 = $29,741
South Australia
| Property Value | Rate |
|---|---|
| $0 – $12,000 | 1.0% |
| $12,001 – $30,000 | $120 + 2.0% over $12,000 |
| $30,001 – $50,000 | $480 + 3.0% over $30,000 |
| $50,001 – $100,000 | $1,080 + 3.5% over $50,000 |
| $100,001 – $200,000 | $2,830 + 4.0% over $100,000 |
| $200,001 – $250,000 | $6,830 + 4.25% over $200,000 |
| $250,001 – $300,000 | $8,955 + 4.75% over $250,000 |
| Over $300,000 | $11,330 + 5.5% over $300,000 |
SA example — $750,000 home:
$11,330 + 5.5% × ($750,000 − $300,000) = $11,330 + $24,750 = $36,080
Quick Comparison: $600,000 Home Across All States
| State/Territory | Stamp Duty (Owner-Occupier) | Effective Rate |
|---|---|---|
| NSW | $22,285 | 3.71% |
| VIC | $29,000 | 4.83% |
| QLD | $21,850 | 3.64% |
| WA | $22,905 | 3.82% |
| SA | $27,830 | 4.64% |
| ACT | $17,960 | 2.99% |
| TAS | $23,595 | 3.93% |
| NT | $26,730 | 4.46% |
On a $600,000 purchase, stamp duty alone varies by over $11,000 depending on which state you're buying in. That's a meaningful difference in how much deposit you need saved.
First Home Buyer Concessions by State (2026)
Most states offer stamp duty exemptions or concessions for eligible first home buyers. These can reduce your stamp duty bill to zero on lower-priced properties.
| State | Full Exemption Up To | Concession Up To | New Builds Only? |
|---|---|---|---|
| NSW | $800,000 | $1,000,000 | No (also existing homes) |
| VIC | $600,000 | $750,000 | No |
| QLD | $500,000 | $550,000 | No |
| WA | $430,000 | $530,000 | No |
| SA | No stamp duty exemption (FHOG only) | — | — |
| ACT | $1,000,000 (income-tested) | — | No |
| TAS | 50% concession on established homes | — | No |
| NT | $500,000 | $650,000 | No |
Eligibility rules typically require that you: have not previously owned property in Australia, intend to live in the home as your principal place of residence, and meet any applicable income thresholds. Check with your state revenue office or conveyancer for current eligibility criteria, as thresholds are updated periodically.
Check your first home buyer eligibility: Our First Home Buyer Grant Calculator shows your FHOG amount and stamp duty concession by state — plus the federal First Home Guarantee scheme.
Stamp Duty for Investment Properties
If you're purchasing an investment property (not your principal place of residence), you generally pay the standard stamp duty rate without access to first home buyer concessions. In some states, investors also pay a higher rate or an additional surcharge.
Foreign buyers and certain trusts face additional surcharges in most states — typically an extra 7–8% on top of the standard rate. If you are buying through a trust or SMSF, confirm the applicable rates with your conveyancer before exchanging contracts.
One silver lining: stamp duty on investment properties is not tax-deductible in the year of purchase. However, it forms part of the cost base of the property for CGT purposes — so it reduces your capital gain when you eventually sell. Over a long hold period, this matters.
When Is Stamp Duty Paid?
Stamp duty is generally due at settlement — the day you take legal ownership of the property. Your conveyancer or solicitor will calculate the exact amount and arrange payment on your behalf from the settlement funds.
In most states, you have 30 days from settlement to pay, but in practice it is handled automatically at settlement. You should budget for it well in advance and ensure it is included in your borrowing calculations.
Can You Add Stamp Duty to Your Home Loan?
Most lenders will not allow you to include stamp duty in your home loan — it must be paid from your savings (or the deposit). This is why your real savings target when buying property is:
Total Cash Needed = Deposit + Stamp Duty + Legal Fees + Building/Pest Inspection + LMI (if applicable) + Moving CostsFor a $750,000 home with a 10% deposit ($75,000), a buyer in NSW would also need approximately $28,000 in stamp duty plus ~$3,000 in other costs — a total of around $106,000 in cash, not just the $75,000 deposit.
This is why the deposit target is often quoted as 20% for good reason: at 20%, you avoid Lenders Mortgage Insurance (LMI), which can add another $10,000–$25,000 in costs. See our Mortgage Calculator to model how deposit size affects your repayments and LMI.
Lenders Mortgage Insurance vs. Stamp Duty
Both LMI and stamp duty are large upfront costs that first home buyers often fail to plan for. Key differences:
| Stamp Duty | LMI | |
|---|---|---|
| Who charges it | State government | Lender (via insurer) |
| When triggered | Every property purchase | Only if deposit is under 20% |
| Can it be added to the loan | No (usually) | Yes (capitalised) |
| First home buyer exemptions | Yes (state-specific) | Via First Home Guarantee scheme |
| Tax deductible | No (adds to cost base) | Sometimes (investment properties) |
How to Reduce Your Stamp Duty Bill
There are legitimate strategies to reduce what you pay:
- Buy as a first home buyer — if eligible, you could save $20,000+ in stamp duty depending on the state and purchase price.
- Buy in a lower-stamp-duty state. For investors with flexibility, the ACT has among the lowest effective stamp duty rates in Australia and is phasing out stamp duty over time (replacing with a broad-based land tax).
- Buy below concession thresholds. In NSW, buying at $800,000 saves you ~$30,000 in stamp duty vs. $801,000. The threshold is sharp — worth being aware of when negotiating.
- Buy a new build. Some states offer additional concessions on off-the-plan or newly constructed homes. In VIC, off-the-plan purchases can reduce the dutiable value.
- Consider NSW's annual property tax opt-in — if cash flow is more important than minimising total cost, this option makes sense for some buyers.
Stamp Duty Calculators Are Not Always Accurate
A word of caution: stamp duty rules change frequently. Thresholds are updated, concessions are introduced (and occasionally removed), and surcharges for trusts or foreign buyers can apply in non-obvious situations. Always verify the final amount with your conveyancer before exchange.
Calculators — including ours — provide a reliable estimate for planning purposes, but they cannot account for every individual circumstance (trust structures, partial exemptions, off-the-plan discounts, etc.).
Frequently Asked Questions
Is stamp duty the same as land tax?
No. Stamp duty is a one-off transfer tax paid when you buy property. Land tax is an annual tax levied on the unimproved value of land you own (above a state-specific threshold). Your principal place of residence is usually exempt from land tax, but investment properties are not.
Do I pay stamp duty when I refinance?
No. Refinancing a home loan does not trigger stamp duty — you're not transferring ownership, only changing lenders. Mortgage registration fees may apply, but these are much smaller (typically under $200).
What if I'm buying with a partner — do we both pay?
Stamp duty is charged on the property purchase, not per buyer. You pay one stamp duty bill regardless of how many names are on the title. If one buyer is a first home buyer and the other is not, eligibility for concessions varies by state.
Is stamp duty deductible on investment properties?
No, it is not deductible as an expense in the year of purchase. However, it is added to the property's cost base, which reduces your assessable capital gain when you sell. This effectively makes it "deductible" at sale, but not upfront.
How is stamp duty calculated on properties with a chattel component?
If the sale includes items like furniture or equipment, some states allow you to exclude the value of chattels from the dutiable amount. This requires a proper valuation and disclosure in the contract — discuss with your conveyancer.
Ready to calculate your exact stamp duty?
Use our Stamp Duty Calculator — select your state, enter the purchase price, and indicate whether you're a first home buyer. You'll see your exact liability instantly.
Also useful: Mortgage Repayment Calculator · First Home Buyer Grant Calculator · Rent vs. Buy Calculator