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 (an additional 7% to 9% of the dutiable value in six states; the ACT and NT have no foreign buyer duty surcharge) 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.

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 general rates sourced from RevenueWA; the First Home Owner Rate thresholds shown apply to transactions from 7 May 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.

The variation is significant. A $750,000 purchase attracts roughly $40,000 of duty in VIC and under $20,000 in the ACT (owner-occupier rate) or QLD (home concession rate) 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

Six states apply an additional duty surcharge to residential property purchases by foreign persons. The surcharge sits on top of the standard duty rate: 9% in NSW, 8% in VIC, QLD and TAS, and 7% in WA and SA. The ACT and NT have no foreign buyer duty surcharge.

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 $26,750 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

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State revenue schemes and lending policy change frequently. Confirm current details with the relevant authority before acting.