Australian Stamp Duty Explained State by State

Stamp duty (called transfer duty or land transfer duty in some states) is a state tax levied on the transfer of property. It is usually the largest single cost in a property purchase after the price itself.

This guide sets out how stamp duty works, why the rates differ by state and provides a quick-reference rate table for every Australian state and territory in 2026. For state-specific deep-dives with worked examples and concession detail, follow the state article links.

What Stamp Duty Is

Stamp duty is a tax on the transfer of an asset, including real property. When a property changes hands, the buyer typically pays stamp duty to the relevant state or territory revenue office.

The tax is calculated on the dutiable value of the property, which is generally the higher of the purchase price or the market value. Rates are progressive: the higher the property value, the higher the percentage of duty.

Stamp duty is payable at or before settlement. The buyer's conveyancer or solicitor usually lodges the duty payment as part of the settlement process; the duty is paid out of the buyer's funds, not the loan.

Why It Varies by State

There is no national stamp duty. Each state and territory legislates its own duty rates, concession structures and exemptions. Rates are reviewed at every state budget; concession thresholds tend to be adjusted less often than the headline rates.

This is why a $700,000 purchase in NSW attracts a different duty amount to a $700,000 purchase in VIC, QLD or TAS. The headline rate at that price point is different in each jurisdiction.

For first home buyer purchases, the duty payable can be reduced to zero in many states. See The Complete Australian Guide to First Home Buyer Schemes in 2026 for the concession overview.

How Stamp Duty Is Calculated

The calculation has three steps.

Step One. Determine the Dutiable Value

The dutiable value is the higher of the purchase price or the market value of the property. For arm's-length sales in an open market, the purchase price is usually accepted as the dutiable value. For related-party transfers, gifts, or transactions where the price is below market, the revenue office may use an independent valuation.

Step Two. Apply the Rate Bracket

Each state's stamp duty rates are progressive, with bracket thresholds. The duty is calculated by working through the brackets that the property value crosses. Most rate tables are stated as "$X plus Y cents per $100 (or part of $100) above the threshold".

Step Three. Apply Any Concessions or Surcharges

First home buyer concessions reduce or eliminate duty in many states. Surcharges apply for foreign buyers (typically an additional 7 to 8% of the dutiable value) and for residential property over premium thresholds (NSW has a premium duty rate above $3.721M for FY26).

The conveyancer or solicitor handling the settlement runs the final calculation; the buyer should still understand the rough number before signing a contract.

Quick-Reference. Stamp Duty by State

The table below summarises the headline rate structures for owner-occupier residential purchases in each state and territory. For exact dollar amounts at any price point, use the state revenue office's official calculator.

State or Territory	Standard rate structure (FY26)	Premium / surcharge	First home buyer concession	State deep-dive
NSW	Progressive from $1.25/$100 to $5.50/$100 above $1.24M	Premium duty 7.0% above $3.721M; foreign surcharge applies	First Home Buyer Assistance Scheme (FHBAS)	NSW deep-dive
VIC	Progressive from 1.4% to 6% (PPR rates apply to $550,000)	Foreign purchaser additional duty applies	Duty exemption to $600,000; concession to $750,000	VIC deep-dive
QLD	Progressive from $1.50/$100 to $5.75/$100 above $1M	Foreign acquirer duty 8%	First Home Concession; vacant land concession	QLD deep-dive
WA	Progressive from $1.90/$100 (below $85,000) to $4.75/$100 above $500,000 (standard general rate)	Foreign buyer surcharge applies	First Home Owner Rate: no duty to $500,000, concessional to $700,000 (metro/Peel) or $750,000 (regional)	WA deep-dive
SA	Progressive from $1.00/$100 (to $12,000) to $5.50/$100 above $500,000	Foreign owner surcharge 7% applies	First home buyer duty fully abolished on new homes and vacant land (no price cap, from 6 June 2024)	SA deep-dive
TAS	Progressive from $50 base to $4.50/$100 above $725,000	Foreign investor duty surcharge applies	100% duty exemption for established homes up to $750,000 (contracts completing to 30 June 2026)	TAS deep-dive
ACT	Progressive from $0.28/$100 (to $260,000) to 4.54% flat above $1,455,000 (owner-occupier rate)	No foreign buyer duty surcharge; standard rates apply	Home Buyer Concession Scheme (HBCS) up to $1,020,000 property cap, income-tested	ACT deep-dive
NT	Progressive rates apply; no single flat rate	Foreign buyer rules apply	HomeGrown Territory scheme: $50,000 grant for new builds, stamp duty exemption on house and land packages (no cap)	NT deep-dive

NSW rates apply from 1 July 2025. Source: Revenue NSW. TAS rates have applied since October 2013. Source: State Revenue Office Tasmania. VIC and QLD rates are current at the time of writing. Sources: State Revenue Office Victoria; Queensland Revenue Office. WA rates sourced from RevenueWA (current from 21 March 2025); the First Home Owner Rate thresholds are scheduled to increase again from 28 July 2026. SA brackets sourced from RevenueSA (unchanged since 2012). ACT owner-occupier rates apply from 1 July 2025. Source: ACT Revenue Office. All figures current as at June 2026; confirm with the relevant state revenue office before settlement.

A Worked Example. $750,000 Residential Purchase

The table below shows the approximate standard duty payable on a $750,000 residential purchase across the eight jurisdictions (no concessions applied). Use these as ballpark figures. The exact amount in each state should be confirmed using the relevant state revenue office calculator.

State / Territory	Approximate duty on $750,000 (no concession)
NSW	~$28,159
VIC	~$40,070 (off-PPR scale at this value)
QLD	~$19,775
TAS	~$28,872
WA	~$21,780 (standard general rate; First Home Owner Rate buyers pay $0 on homes to $500,000)
SA	~$35,080 (standard rate; first home buyers of new homes pay $0 under the duty abolition)
ACT	~$26,960 (owner-occupier rate; Home Buyer Concession Scheme eligible buyers pay a reduced or nil amount to $1,020,000)
NT	Confirm via the NT Revenue Office stamp duty calculator at nt.gov.au; first home buyers of eligible house and land packages pay $0

The variation is significant. A $750,000 purchase attracts roughly $40,000 of duty in VIC and roughly $20,000 in QLD before any first home buyer concession.

For first home buyers, the concession structures can reduce these figures to zero in many states.

Foreign Buyer Surcharges

Each state applies an additional duty surcharge to property purchases by foreign persons. The surcharge sits on top of the standard duty rate and typically ranges between 7% and 8% of the dutiable value, depending on the state.

The definition of "foreign person" varies but generally captures non-residents who do not hold Australian citizenship or permanent residency. Temporary visa holders may or may not be caught depending on the visa and the state.

Foreign buyers also need Foreign Investment Review Board (FIRB) approval for most residential property purchases. FIRB approval and the state surcharge are separate processes.

When Stamp Duty Is Payable

Duty is payable at or before settlement. The exact timing rules vary by state.

In most states, the duty must be paid within 3 months of the contract date for it to qualify for the standard assessment; later payment may incur interest charges. Off-the-plan purchases have specific rules where duty can be calculated based on the value at contract date rather than settlement date in some states (notably VIC).

The conveyancer or solicitor handling settlement will lodge the duty payment on the buyer's behalf. The funds for the duty come from the buyer's own equity, not the loan; lenders typically do not advance funds for stamp duty.

Stamp Duty on Off-the-Plan Purchases

Off-the-plan duty rules differ from established-home rules in several states. In VIC, the off-the-plan concession can significantly reduce the dutiable value if the contract is signed early in the construction cycle. In SA, off-the-plan concessions also apply.

These concessions are timing-sensitive; the value of the concession depends on the stage of construction at contract date. Buyers considering off-the-plan should confirm the duty position with the conveyancer before signing the contract.

For more on off-the-plan, see Buying Off the Plan in Australia. The Complete Process for 2026.

How to Reduce Stamp Duty Legitimately

Five practical levers.

Eligibility for First Home Buyer Concessions

For first home buyers, the state concession schemes are the largest single lever. A first home buyer in TAS purchasing an established home at $700,000 may pay zero stamp duty; the same property purchased by a non-first-home-buyer would attract roughly $25,000 of duty.

Off-the-Plan Concession Timing

For off-the-plan purchases in eligible states, signing the contract earlier in the construction cycle generally preserves more of the off-the-plan concession.

Owner-Occupier Status

Some states have lower PPR (principal place of residence) rate scales for owner-occupiers vs investors. VIC's PPR rates apply up to $550,000 and are lower than the standard scale across that range.

Avoiding Foreign Surcharges

Permanent residents and citizens avoid the foreign buyer surcharge. Temporary visa holders should check the position with the relevant state revenue office before signing a contract; the answer is not always intuitive.

Avoiding Premium Duty Thresholds

In NSW, the premium duty rate applies above $3.721M. Buyers at the threshold should be aware that crossing it triggers a materially higher marginal rate.

These are general structural points, not advice for any individual purchase. For advice tailored to your circumstances, speak to a licensed adviser.

Frequently Asked Questions

Why is stamp duty different in every state?

Each state and territory legislates its own duty rates. There is no national stamp duty. Rates are set at each state budget and concession thresholds are reviewed periodically. The differences reflect each state's revenue mix and housing policy settings.

Is stamp duty payable on the purchase price or the market value?

The dutiable value is the higher of the purchase price or the market value. For arm's-length sales, the purchase price is usually accepted. For related-party transfers and gifts, the revenue office may require an independent valuation.

Can I add stamp duty to my home loan?

Most lenders do not directly fund stamp duty inside the loan. Stamp duty is typically paid out of the buyer's deposit and other equity funds. Some buyers structure their finance so that the deposit covers duty plus the loan covers the property purchase; the conveyancer and broker coordinate this.

Do first home buyers pay stamp duty?

Often no, or significantly reduced. Each state has a first home buyer concession structure; the thresholds and dollar amounts vary. Some states exempt first home buyers from duty entirely below certain property value thresholds. Check the state article for the state you are buying in.

When do I have to pay stamp duty?

In most states, stamp duty is payable within 3 months of the contract date, and certainly before or at settlement. Late payment may incur interest. Your conveyancer or solicitor will lodge the duty payment as part of the settlement process.

Related Resources from AgentBridge

• The Complete Australian Guide to First Home Buyer Schemes in 2026
• What a Buyers Agent Does in Australia and How the Fees Work
• How to Buy Property in New South Wales. The Full Process for 2026
• NSW Stamp Duty Explained. Rates Concessions and How to Calculate It

About AgentBridge

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AgentBridge provides general property information, not personal financial product advice. For advice tailored to your circumstances, speak to a licensed adviser.

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Last reviewed: 22 May 2026. State revenue schemes and lending policy change frequently. Confirm current details with the relevant authority before acting.