How Much Is Stamp Duty in Australia? (2026 Guide — All States)

Buying a home in Australia comes with a lot of upfront costs — but few are as surprising as stamp duty. It can add tens of thousands of dollars to your purchase, and many first-time buyers don't account for it until it's almost too late.

In this guide, we'll break down exactly what stamp duty is, how much you'll pay in each state, and — importantly — how to find out if you're eligible for an exemption or concession that could save you a significant amount of money.

What Is Stamp Duty?

Stamp duty (officially called transfer duty in most Australian states) is a government tax charged when you buy a property. It's paid by the buyer — not the seller — and is one of the largest upfront costs of purchasing a home.

It's calculated as a percentage of your property's purchase price or market value, whichever is higher. The rate is tiered, meaning it increases as the property value increases.

It is one of the largest upfront costs of buying a home in Australia, typically adding $15,000 to $50,000 on top of the purchase price for a median-priced property.

Stamp duty is administered by each state and territory separately, which means rates, thresholds, and exemptions differ considerably depending on where you buy.

How Much Is Stamp Duty? (By State, 2026)

Here's a quick comparison of approximate stamp duty for a standard residential purchase (non-first home buyer, owner-occupier) at common price points across Australia in 2026:

These are approximate figures for standard purchases with no concessions applied. Always verify with your state revenue office or use a calculator for your exact situation.

A few things stand out from this data:

• Victoria has some of the highest stamp duty rates in Australia, with a standard property purchase at $750,000 attracting approximately $40,070 in stamp duty — nearly double Queensland for the same price.

• Western Australia has Australia's lowest top marginal rate at just 5.15%, making it relatively competitive for higher-value purchases.

• Tasmania has Australia's lowest stamp duty rates overall, with a top marginal rate of just 4.5% — compared to 5.5–6.5% in mainland states.

Want to calculate your exact stamp duty based on your state and property price? Use our free Stamp Duty Calculator for an instant estimate.

First Home Buyer Exemptions — Could You Pay $0?

This is where it gets really interesting. Most states offer full or partial stamp duty exemptions for first home buyers, and the savings can be enormous.

Here's a summary of first home buyer concessions by state as of 2026:

NSW Full exemption for properties up to $800,000. Partial concession available for properties between $800,000 and $1,000,000.

Victoria Full exemption for properties up to $600,000. Partial concession for properties between $600,001 and $750,000.

Queensland No stamp duty on new builds with no price cap. Full exemption up to $700,000 for established homes.

Western Australia Full exemption up to $500,000 (metro). Partial concession up to $700,000 metro or $750,000 regional.

South Australia SA offers complete stamp duty exemption with no value cap on new homes, but those buying established homes receive no concession at all.

Tasmania Full exemption for eligible first home buyers on properties up to $750,000.

ACT The ACT Home Buyer Concession Scheme provides full exemption for eligible buyers on properties up to $1,020,000, with a sliding concession to $1,455,000.

Northern Territory No first home buyer stamp duty exemptions, but a $50,000 First Home Owner Grant is available instead.

Do You Qualify?

To be eligible for first home buyer concessions in most states, you generally need to:

• Have never previously owned residential property in Australia

• Be at least 18 years old

• Be an Australian citizen or permanent resident

• Intend to live in the property as your principal place of residence (usually within 12 months of settlement)

Always check with your state revenue office for the exact eligibility rules, as they can change.

What About Investment Properties?

If you're buying an investment property, you will generally pay the full standard stamp duty rate with no access to first home buyer concessions. In most states, this is calculated exactly the same as a standard purchase — just without any discount applied.

One exception worth knowing: from 21 October 2024 to 20 October 2026, Victoria expanded its off-the-plan duty concession to all buyers — including investors. This means anyone purchasing an apartment, unit, or townhouse in a strata subdivision can have construction costs deducted from the dutiable value, potentially saving thousands.

Foreign Buyers — Additional Surcharges Apply

If you're not an Australian citizen or permanent resident, most states charge an additional surcharge on top of standard stamp duty. Most states charge foreign buyers an additional surcharge: NSW 8%, VIC 8%, QLD 8%, WA 7%, SA 7%, TAS 8%. ACT and NT do not currently charge foreign buyer surcharges.

On a $900,000 property in NSW, the surcharge alone is $72,000 — on top of the base stamp duty. This is a significant cost that foreign buyers must factor into their budget.

When Do You Have to Pay Stamp Duty?

Payment deadlines vary by state, but here's a general guide:

• NSW — within 3 months of signing the contract

• VIC — within 30 days of settlement

• QLD — within 30 days of settlement

• WA — within 30 days of assessment

• SA — at or before settlement

• TAS — within 3 months of settlement

• ACT — within 14 days of lodging title registration

• NT — within 60 days of contract signing

If you miss the deadline, your state revenue office may charge interest or take legal action to recover the outstanding amount. A lien (legal claim) may be placed on your property until the duty is paid, so it's important to factor this into your settlement timeline.

Is Stamp Duty Tax Deductible?

For owner-occupiers, no. Stamp duty is not tax deductible.

For investment property buyers, stamp duty is also not immediately deductible — but it can be added to the cost base of your property, which reduces the capital gain (and therefore the capital gains tax) when you eventually sell. It's worth speaking to an accountant about how this applies to your situation.

Is Stamp Duty Going Away?

There's been ongoing debate in Australia about whether stamp duty should be abolished and replaced with a broader annual land tax. The International Monetary Fund has advocated for replacing "inefficient" one-off stamp duty with recurring, broad-based land taxes to improve housing affordability and economic efficiency.

The ACT is the only jurisdiction actively phasing out stamp duty, replacing it gradually with increased general land rates over a 20-year reform period. Other states are watching closely, but no major changes are expected in the near term.

How to Calculate Your Stamp Duty

Every state uses a tiered (progressive) system where different portions of the purchase price are taxed at different rates. This makes it quite complicated to work out manually.

The easiest way to get an accurate number for your situation — including any first home buyer concessions — is to use a calculator.

👉 Use our free Stamp Duty Calculator — covers all 8 Australian states and territories, with 2026 rates.

Quick Summary

• Stamp duty is a state government tax paid by the buyer when purchasing property

• Rates vary significantly by state — Victoria is the most expensive; Queensland and ACT are the cheapest for most buyers

• First home buyers can save tens of thousands through exemptions and concessions, depending on their state and property price

• Foreign buyers pay an additional surcharge of 7–8% in most states

• Payment is due at or shortly after settlement — missing the deadline can result in interest charges

• Stamp duty is not tax deductible for owner-occupiers but can reduce capital gains tax for investors

If you're planning to buy a home, make sure stamp duty is in your budget from day one. Use our Stamp Duty Calculator to find your exact number, and check out our House Affordability Calculator and Borrowing Power Calculator to plan the full picture.

Disclaimer: This article is for general informational purposes only and does not constitute financial or legal advice. Stamp duty rates and concessions can change. Always verify current figures with your state revenue office or a licensed conveyancer before making property decisions.