The short version
- Stamp duty is set by each state and territory, and rises with the price.
- First home buyers pay no duty or less duty in every state, under price caps.
- It's usually due at settlement, so you need the money on top of your deposit.
Stamp duty, also known as transfer duty, can often catch home buyers off guard, but it's an essential factor to consider when buying a house.
Stamp duty can get complicated, so this guide will explain what stamp duty is and how to calculate it.
What is stamp duty?
Stamp duty is a tax that a home buyer pays to an Australian state or territory government, usually at the time of property transfer and settlement. It varies based on the state you live in, the purchase price of the property, and the property type. Additionally, if you're a first-time buyer, you may qualify for a discount.
Property stamp duty costs by state
Stamp duty is calculated using the following inputs:
- purchase price of the property or the market value (highest value is used);
- the state that the property is located in;
- whether the property is a primary residence or investment property;
- the property type (existing property, newly constructed, vacant land);
- whether or not the applicant is a first-time homebuyer;
- the household income and number of dependent children (sometimes).
The main determining factor is the property's purchase price or market value. The percentage will be higher for more expensive properties. Some states will also have significantly higher fees.
Here are the general rates state-by-state for residential properties in October 2026. Most states change their rates or thresholds from time to time, and NSW adjusts its thresholds every 1 July, so check with your state revenue office before you buy.
NSW stamp duty rates
| Property price | Duty payable |
|---|---|
| Up to $18,000 | $1.25 for every $100 (minimum $20) |
| $18,001 - $38,000 | $225 plus $1.50 for every $100 over $18,000 |
| $38,001 - $103,000 | $525 plus $1.75 for every $100 over $38,000 |
| $103,001 - $387,000 | $1,662 plus $3.50 for every $100 over $103,000 |
| $387,001 - $1,290,000 | $11,602 plus $4.50 for every $100 over $387,000 |
| Over $1,290,000 | $52,237 plus $5.50 for every $100 over $1,290,000 |
VIC stamp duty rates
| Property price | Duty payable |
|---|---|
| Up to $25,000 | 1.4% of the property value |
| $25,001 - $130,000 | $350 plus 2.4% of the value exceeding $25,000 |
| $130,001 - $960,000 | $2,870 plus 6% of the value exceeding $130,000 |
| $960,001 - $2,000,000 | 5.5% of the property value |
| Over $2,000,000 | $110,000 plus 6.5% of the value exceeding $2,000,000 |
QLD stamp duty rates
| Property price | Duty payable |
|---|---|
| Up to $5,000 | Nil |
| $5,001 - $75,000 | $1.50 for every $100 over $5,000 |
| $75,001 - $540,000 | $1,050 plus $3.50 for every $100 over $75,000 |
| $540,001 - $1,000,000 | $17,325 plus $4.50 for every $100 over $540,000 |
| Over $1,000,000 | $38,025 plus $5.75 for every $100 over $1,000,000 |
ACT stamp duty rates
| Property price | Duty payable |
|---|---|
| Up to $260,000 | $0.28 for every $100 |
| $260,001 - $300,000 | $728 plus $2.20 for every $100 over $260,000 |
| $300,001 - $500,000 | $1,608 plus $3.40 for every $100 over $300,000 |
| $500,001 - $750,000 | $8,408 plus $4.32 for every $100 over $500,000 |
| $750,001 - $1,000,000 | $19,208 plus $5.90 for every $100 over $750,000 |
| $1,000,001 - $1,455,000 | $33,958 plus $6.40 for every $100 over $1,000,000 |
| Over $1,455,000 | $4.54 for every $100 of the whole value |
SA stamp duty rates
| Property price | Duty payable |
|---|---|
| $100,001 - $200,000 | $2,830 plus $4.00 for every $100 over $100,000 |
| $200,001 - $250,000 | $6,830 plus $4.25 for every $100 over $200,000 |
| $250,001 - $300,000 | $8,955 plus $4.75 for every $100 over $250,000 |
| $300,001 - $500,000 | $11,330 plus $5.00 for every $100 over $300,000 |
| Over $500,000 | $21,330 plus $5.50 for every $100 over $500,000 |
TAS stamp duty rates
| Property price | Duty payable |
|---|---|
| $75,001 - $200,000 | $1,560 plus $3.50 for every $100 over $75,000 |
| $200,001 - $375,000 | $5,935 plus $4.00 for every $100 over $200,000 |
| $375,001 - $725,000 | $12,935 plus $4.25 for every $100 over $375,000 |
| Over $725,000 | $27,810 plus $4.50 for every $100 over $725,000 |
WA stamp duty rates
| Property price | Duty payable |
|---|---|
| Up to $120,000 | $1.90 for every $100 |
| $120,001 - $150,000 | $2,280 plus $2.85 for every $100 over $120,000 |
| $150,001 - $360,000 | $3,135 plus $3.80 for every $100 over $150,000 |
| $360,001 - $725,000 | $11,115 plus $4.75 for every $100 over $360,000 |
| Over $725,000 | $28,453 plus $5.15 for every $100 over $725,000 |
NT stamp duty rates
| Property price | Duty payable |
|---|---|
| Up to $525,000 | Worked out with a formula: (0.06571441 x V²) + 15V, where V is the property value divided by 1,000 |
| $525,001 - $3,000,000 | 4.95% of the property value |
| $3,000,001 - $5,000,000 | 5.75% of the property value |
| Over $5,000,000 | 5.95% of the property value |
Each of the states and territories has an online calculator to help you work out your potential stamp duty fees. This is far more convenient than trying to calculate it yourself. Foreign buyers also pay an extra surcharge in most states.
Stamp duty exemptions and discounts
Some property buyers can be exempted from paying a transfer fee, while others may qualify for a discounted rate. The exemptions and discounts vary between the states, much as the rates do.
Most states don't charge first home buyers stamp duty, or charge less, up to a price limit. Usually you must move into the home within 12 months and live there for at least six months to a year. In October 2026 the main first home buyer concessions were:
- NSW. No duty on a home up to $800,000, and a discount up to $1,000,000.
- VIC. No duty on a home up to $600,000, and a discount up to $750,000.
- QLD. No duty on a brand new home or vacant land to build on, at any price. For an existing home, no duty up to $700,000, and a discount up to $800,000.
- WA. No duty on a home up to $600,000, and a discount up to $800,000, for purchases from 7 May 2026.
- SA. No duty on a brand new home or vacant land to build on, with no price limit. There's no concession for existing homes.
- ACT. Buyers under an income limit pay no duty through the Home Buyer Concession Scheme.
- TAS. First home buyers of existing homes up to $750,000 paid no duty on settlements up to 30 June 2026. Check with the State Revenue Office whether relief applies to your purchase.
- NT. No first home buyer stamp duty concession, although a grant is available for new homes.
Some other groups can get a concession, such as pensioners in some states. Other cases for exemption include inheritance of a deceased estate and property transfer between spouses or de facto couples. Depending on the state, off-the-plan purchases can also attract a concession.
How stamp duty is paid
The money is paid to the state revenue office. The mortgage provider or solicitor/conveyancer will often handle this process and the paperwork for you. Your chosen representative will also handle paperwork in the case of a concession/exemption.
Stamp duty can also be added to a home loan since it is a significant amount of money. If it is part of the loan, you'll be paying back the amount with interest. Remember, with this option, the principal amount of the loan will change, and this has several consequences, including a higher LVR and possibly lenders mortgage insurance.