Stamp Duty in Australia: A Complete State-by-State Guide for 2026

What Is Stamp Duty?

Stamp duty (officially called transfer duty in most states) is a tax charged by your state government when you buy property. It is based on the purchase price or the market value of the property, whichever is higher.

It is a one-off payment, usually due at or before settlement. Your solicitor or conveyancer handles the payment as part of the settlement process.

The rates are not flat. They work on a tiered bracket system, similar to income tax. The first portion of the property value is taxed at a lower rate, and higher portions are taxed at progressively higher rates.

To see exactly how much stamp duty you would pay for a specific property, use our Stamp Duty Calculator. It covers all states and shows your exact figure instantly.

New South Wales

NSW has some of the highest stamp duty rates in the country, but also offers generous first home buyer exemptions.

General rates

Rates start at 1.25% for the first $17,000 of property value and scale up to 7% for amounts above $3,041,000. For a $800,000 property, a general buyer would pay approximately $31,000 in stamp duty.

First home buyers

Full exemption for properties up to $800,000. A sliding concession applies for properties between $800,000 and $1,000,000. Above $1,000,000 you pay the full amount.

This exemption applies to both new and existing homes, which makes NSW one of the more generous states for first home buyers buying established properties.

Victoria

Victoria has its own tiered system plus a COVID debt levy that adds an extra surcharge on higher-value properties.

General rates

Rates range from 1.4% up to 6.5% for properties over $2,000,000. The COVID debt levy adds an additional 0.5% for properties between $300,000 and $2,000,000, and 1.0% above that. For a $700,000 property, expect to pay around $37,000 to $39,000.

First home buyers

Full exemption up to $600,000. Sliding concession between $600,000 and $750,000. Regional buyers may qualify for additional concessions.

Off-the-plan concessions

Victoria offers a concession for off-the-plan purchases where the dutiable value is reduced by the construction portion. This has been extended to October 2026 and can save buyers thousands.

Queensland

Queensland has competitive stamp duty rates compared to the southern states, and strong concessions for first home buyers.

General rates

Rates start at 1.5% and go up to 5.75% for property values above $1,000,000. A $650,000 property attracts roughly $13,000 to $15,000 in stamp duty for a general buyer.

First home buyers

Concession for homes up to $550,000 (existing) or $750,000 (new builds). The concession reduces on a sliding scale above these thresholds. Combined with Queensland's $30,000 First Home Owner Grant for new builds, QLD first home buyers can save significantly.

Western Australia

WA has moderate stamp duty rates with a straightforward first home buyer exemption.

General rates

Rates range from 1.9% to 5.15% for properties above $725,000. A $600,000 property would attract around $17,000 to $19,000.

First home buyers

Full exemption for homes valued up to $430,000. A sliding concession applies between $430,000 and $530,000.

South Australia

SA is unique in that it does not offer a specific stamp duty concession for first home buyers. Instead, the state relies on its $15,000 FHOG to support first home buyers.

General rates

Rates start at 1% and go up to 5.5% for properties above $500,000. A $500,000 property attracts roughly $21,000.

First home buyers

No stamp duty exemption or concession. The $15,000 FHOG for new homes is the primary first home buyer benefit in SA.

Tasmania

General rates

Rates range from 1.75% to 4.5%. Tasmania has some of the lowest stamp duty rates in Australia. A $500,000 property attracts around $18,000.

First home buyers

50% stamp duty discount for first home buyers purchasing established homes up to $400,000. This is one of the few states that offers stamp duty relief on established properties for first home buyers.

Australian Capital Territory

The ACT is doing something different from the rest of the country. It is gradually phasing out stamp duty and replacing it with an annual land tax (rates) over a 20-year transition period. This means stamp duty rates in the ACT are lower than they used to be and will continue to decrease.

General rates

Current rates range from 0.6% to 5.17%. These are already lower than most other states due to the transition.

First home buyers

Full stamp duty exemption for properties up to $607,500, subject to income testing. Singles must earn below $160,000 and couples below $227,000 to qualify.

Northern Territory

General rates

The NT uses a different calculation method based on a formula rather than simple brackets. The effective rate generally falls between 4% and 6% for most properties.

Owner-occupiers

The NT offers a stamp duty concession of up to $18,750 for owner-occupied homes. This is not limited to first home buyers, so even if you have owned before, you can benefit if you are buying a home to live in.

Foreign Buyer Surcharges

If you are a foreign buyer (not an Australian citizen or permanent resident), most states charge an additional stamp duty surcharge on top of the standard rates.

These surcharges are significant. On a $1,000,000 property in NSW or Victoria, the surcharge alone is $80,000 on top of the regular stamp duty.

How to Minimise Stamp Duty

You cannot avoid stamp duty entirely (unless you qualify for a full exemption), but there are strategies to reduce what you pay.

• Buy within the first home buyer threshold. If you are close to the cap, buying just under it could save you the full stamp duty amount.
• Consider buying off-the-plan. Several states offer concessions where the stamp duty is calculated on the land value at the time of contract, not the final completed value.
• Negotiate a lower purchase price. Stamp duty is calculated as a percentage of the price, so every dollar you save on the purchase price also reduces your duty.
• Check if your state offers any time-limited concessions or grants. These change regularly, especially around state budgets.
• In the ACT, consider the transition to annual land tax. New buyers may benefit from the lower rates as the transition continues.

Use our Stamp Duty Calculator to model different purchase prices and see exactly how the amount changes. Even a small price difference can mean thousands in stamp duty savings.