Australian Stamp Duty State by State 2026-27
Stamp duty (called transfer duty or land transfer duty in some states) is a state tax 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, the rate structure in each state and territory for 2026-27, what each one charges on a $750,000 home and where first home buyers and foreign buyers sit. For worked examples and full concession detail, follow the state guide 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 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, except in the ACT, where it is paid after settlement. The buyer's conveyancer or solicitor usually lodges the duty payment as part of settlement, and the duty comes out of the buyer's own funds.
Why It Varies by State
There is no national stamp duty. Each state and territory legislates its own rates, concessions and exemptions, and reviews them at its budget. NSW indexes its thresholds to inflation every 1 July. Most other states leave their rate tables alone for years and change the concessions instead.
That is why the same $750,000 home attracts under $20,000 of duty in the ACT and about $40,000 in Victoria.
How Stamp Duty Is Calculated
The calculation has three steps.
Step One: Determine the Dutiable Value
The dutiable value is the higher of the purchase price or the market value of the property. For arm's-length sales in an open market, the purchase price is usually accepted. For related-party transfers, gifts, or sales below market, the revenue office may use an independent valuation.
Step Two: Apply the Rate Bracket
Each state's rates are progressive, with bracket thresholds. Most tables are written as "$X plus $Y for every $100 (or part of $100) above the threshold". The ACT above $1,455,000 and the NT above $525,000 instead apply a single rate to the whole value.
Step Three: Apply Any Concessions or Surcharges
First home buyer concessions reduce or remove duty in every state and territory except Tasmania, which ended its exemption on 30 June 2026. Six states add a surcharge for foreign buyers of residential property (see below). NSW also charges premium property duty above $3,870,000 in 2026-27.
The conveyancer runs the final calculation, but a buyer should know the rough number before signing a contract.
Quick Reference: Stamp Duty by State in 2026-27
The table summarises the standard rate structure for residential purchases in each state and territory. For an exact figure at any price, use the state revenue office calculator.
| State or Territory | Standard rate structure (2026-27) | Foreign buyer duty surcharge | First home buyer relief | State guide |
|---|---|---|---|---|
| NSW | $1.25 per $100 to $18,000, rising to $5.50 per $100 above $1,290,000; premium duty $7.00 per $100 above $3,870,000 | 9% | No duty to $800,000, concession to $1,000,000 (vacant land $350,000 / $450,000) | NSW stamp duty |
| VIC | 1.4% to $25,000, rising to 6% to $960,000, then 5.5% of the whole value to $2M; lower principal place of residence (PPR) rates to $550,000 | 8% | No duty to $600,000, sliding concession to $750,000 | VIC stamp duty |
| QLD | $1.50 per $100 above $5,000, rising to $5.75 per $100 above $1M; lower home concession rate for owner-occupiers | 8% | First home concession to $800,000; no duty on new homes and vacant land, no cap | QLD transfer duty |
| WA | $1.90 per $100 to $120,000, rising to $5.15 per $100 above $725,000 | 7% | First Home Owner Rate, for transactions from 7 May 2026, subject to the amending legislation: no duty to $600,000, concession to $800,000 (vacant land $450,000 / $550,000) | WA transfer duty |
| SA | $1.00 per $100 to $12,000, rising to $5.50 per $100 above $500,000 | 7% | No duty on new homes and vacant land, no cap; no relief on established homes | SA stamp duty |
| TAS | $50 to $3,000, rising to $4.50 per $100 above $725,000 | 8% | Established-home exemption ended 30 June 2026; full duty applies | TAS stamp duty |
| ACT | Owner-occupier: $0.28 per $100 to $260,000, rising to $6.40 per $100, then 4.54% of the whole value above $1,455,000 | None | Home Buyer Concession Scheme: no duty, no income test, no value cap | ACT stamp duty |
| NT | Formula-based to $525,000, then 4.95% of the whole value to $3M | None | House and land package exemption (no cap, contracts to 30 June 2027); HomeGrown Territory grant | NT stamp duty |
Sources: Revenue NSW (2026-27 thresholds, from 1 July 2026); State Revenue Office Victoria (general rates in force since 1 July 2021); Queensland Revenue Office; RevenueWA (First Home Owner Rate thresholds for transactions from 7 May 2026, subject to the amending legislation); RevenueSA; State Revenue Office Tasmania (rates in force since 21 October 2013); ACT Revenue Office (Taxation Administration (Amounts Payable, Duty) Determination 2026, from 1 July 2026); NT Territory Revenue Office. Confirm with the relevant revenue office before settlement.
A Worked Example: $750,000 Residential Purchase
The table below shows the duty on a $750,000 home in each jurisdiction at 2026-27 rates, first at the standard rate and then for an eligible first home buyer of an established home.
| State / Territory | Standard duty on $750,000 | How it is worked out | Eligible first home buyer (established home) |
|---|---|---|---|
| NSW | $27,937 | $11,602 + $4.50 for each $100 (3,630 lots of $100, the $363,000 over $387,000) = $11,602 + $16,335 | $0 (under $800,000) |
| VIC | $40,070 | $2,870 + 6% x $620,000 ($750,000 less $130,000) = $2,870 + $37,200 | $40,070 (the sliding concession reaches nil at $750,000) |
| QLD | $26,775 | $17,325 + $4.50 x 2,100 ($210,000 over $540,000) = $17,325 + $9,450 | $10,925 (home concession rate $19,600 less $8,675 first home concession) |
| WA | $29,741 | $28,453 + $5.15 x 250 ($25,000 over $725,000) = $28,453 + $1,287.50 | $24,225 ($16.15 x 1,500, the $150,000 over $600,000), for transactions from 7 May 2026, subject to the amending legislation |
| SA | $35,080 | $21,330 + $5.50 x 2,500 ($250,000 over $500,000) = $21,330 + $13,750 | $35,080 (relief is for new homes only) |
| TAS | $28,935 | $27,810 + $4.50 x 250 ($25,000 over $725,000) = $27,810 + $1,125 | $28,935 (exemption ended 30 June 2026) |
| ACT | $19,208 (owner-occupier) | $8,408 + $4.32 x 2,500 ($250,000 over $500,000) = $8,408 + $10,800 | $0 (Home Buyer Concession Scheme) |
| NT | $37,125 | 4.95% x $750,000 | $37,125 (house and land packages are exempt) |
Notes on the table:
- QLD. An owner-occupier who is not a first home buyer pays the home concession rate: $10,150 + $4.50 x 2,100 = $19,600. The $26,775 general rate applies to investors.
- ACT. A buyer who is not an owner-occupier pays $22,200 ($11,400 + $4.32 x 2,500).
- New homes. First home buyers of new homes pay no duty in QLD and SA, with no price cap, and no duty in NSW and VIC under their usual thresholds.
The spread is wide. The same home costs about $19,200 in duty in the ACT and about $40,100 in Victoria before any concession.
Foreign Buyer Surcharges
Six states charge an additional duty on residential property bought by a foreign person. The surcharge sits on top of standard duty. The ACT and NT have no foreign buyer duty surcharge.
| State | Surcharge | Surcharge on $750,000 | Standard duty | Total duty on $750,000 |
|---|---|---|---|---|
| NSW | 9% | $67,500 | $27,937 | $95,437 |
| VIC | 8% | $60,000 | $40,070 | $100,070 |
| QLD | 8% | $60,000 | $26,775 | $86,775 |
| WA | 7% | $52,500 | $29,741 | $82,241 |
| SA | 7% | $52,500 | $35,080 | $87,580 |
| TAS | 8% | $60,000 | $28,935 | $88,935 |
| ACT | None | $0 | $19,208 | $19,208 (owner-occupier rate) |
| NT | None | $0 | $37,125 | $37,125 |
The WA total is $82,240.50 before rounding. Several states also charge foreign owners an annual land tax surcharge.
The definition of "foreign person" varies by state but generally covers people who are not Australian citizens or permanent residents. Temporary visa holders are usually caught. Foreign buyers also need Foreign Investment Review Board (FIRB) approval for most residential purchases; see FIRB Rules for Property Buyers 2026-27. FIRB approval and the state surcharge are separate.
When Stamp Duty Is Payable
Duty is payable at or before settlement, except in the ACT, where it is paid after settlement. The exact timing rules vary by state.
In most states, duty is due within 3 months of the contract date, and late payment can attract interest. Off-the-plan purchases have their own rules in some states, where duty can be assessed on a reduced value (notably VIC).
The conveyancer or solicitor lodges the duty payment on the buyer's behalf.
Stamp Duty on Off-the-Plan Purchases
Off-the-plan rules differ from established-home rules in several states. VIC has an off-the-plan concession that reduces the dutiable value, and a temporary concession for apartments, units and townhouses. WA has an off-the-plan concession for strata dwellings, extended to 30 June 2028. The ACT exempts eligible owner-occupiers buying off-the-plan units, with no price cap from 1 July 2026.
Tasmania's 50% off-the-plan concession for units closed to new contracts on 30 June 2026.
These concessions are timing-sensitive. Confirm the duty position with the conveyancer before signing. For more, 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
The state first home buyer schemes are the largest single lever. In 2026-27 the ACT has the broadest: an eligible buyer pays no duty at any price. NSW is the most generous of the large states for established homes, with no duty to $800,000. Tasmania no longer offers duty relief on established homes, so a first home buyer there pays the same as anyone else.
New Versus Established
In QLD and SA, a first home buyer of a new home pays no duty at any price, while an established home attracts duty. On a $750,000 home in SA that difference is $35,080.
Owner-Occupier Status
Some states charge owner-occupiers less. QLD's home concession rate saves $7,175 on a $750,000 home ($26,775 less $19,600). The ACT's owner-occupier rate saves $2,992 at the same price, and VIC's PPR rates apply up to $550,000.
Avoiding Foreign Surcharges
Citizens and permanent residents do not pay the foreign buyer surcharge. Temporary visa holders should check with the revenue office before signing; the answer is not always intuitive. In QLD, transfer duty home concessions are due to be limited to Australian citizens, permanent residents and specified foreign retirees for transactions from 1 August 2026, subject to legislation.
Premium Duty Thresholds
In NSW, premium property duty applies above $3,870,000 in 2026-27. Crossing it lifts the marginal rate from $5.50 to $7.00 per $100.
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 and concessions are set at each state budget, which is why the same home can attract a very different amount of duty across a state border.
Which state has the lowest stamp duty on a $750,000 home in 2026-27?
The ACT, at $19,208 for an owner-occupier, and nil for buyers eligible for the Home Buyer Concession Scheme. QLD's home concession rate ($19,600) is close behind. VIC is the highest, at $40,070.
Do Tasmanian first home buyers still pay no stamp duty?
Not on established homes. The exemption for established homes up to $750,000 covered settlements to 30 June 2026 and was not extended. A $750,000 established home now attracts the full $28,935.
Do first home buyers pay stamp duty?
Often not, or much less. Each state has its own first home buyer relief, with different thresholds and different treatment of new and established homes. Check the state guide for the state you are buying in.
When do I have to pay stamp duty?
In most states, within 3 months of the contract date, and in any case at or before settlement. The ACT is the exception: duty is paid after settlement, within 14 days of the Notice of Assessment. Late payment can attract interest. Your conveyancer or solicitor lodges the payment as part of settlement.
Related Resources from AgentBridge
- NSW Stamp Duty 2026-27
- ACT Stamp Duty 2026-27
- Tasmanian Stamp Duty 2026-27
- A Step-by-Step Guide to Buying Your First Home in Australia
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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.
Previous editions: Australian Stamp Duty Explained State by State (2025-26 rules)
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