Summary
Stamp duty (formally called transfer duty in most states) is a state and territory government tax charged every time a property changes hands in Australia — the buyer pays it, not the seller; it is calculated as a percentage of either the purchase price or the market value of the property, whichever is higher; for a $750,000 home in Sydney, stamp duty is approximately $27,740 — an amount that must be paid at settlement, in cash, on top of your deposit
There is no national stamp duty rate — every Australian state and territory sets its own rates, thresholds and exemptions — Queensland generally has the lowest duty on mid-range properties; Victoria has some of the highest; rates are progressive (like income tax brackets), meaning each additional dollar of property value is taxed at a higher marginal rate; a $1 million home attracts significantly more than twice the stamp duty of a $500,000 home
First home buyers are the main group who can avoid or significantly reduce stamp duty — every state and territory offers some form of exemption or concession for first home buyers; in NSW, first home buyers purchasing up to $800,000 pay zero stamp duty; in Queensland, first home buyers buying a new property of any value pay zero stamp duty; thresholds and eligibility rules vary significantly
Stamp duty is the bill that catches many Australian property buyers off-guard. You spend months saving a deposit, get pre-approved for a loan, fall in love with a property — and then discover, days before settlement, that you owe the state government tens of thousands of dollars on top of everything else.
Understanding stamp duty before you start property searching — not after you have found the property — is how you avoid that surprise.
What is stamp duty?
Stamp duty — formally called transfer duty in NSW, Victoria, Queensland and most other states — is a tax charged by state and territory governments on the transfer of land and property from one owner to another. To understand what is stamp duty Australia, it’s essential to consider how it varies across different regions.
Stamp duty — formally called transfer duty in NSW, Victoria, Queensland and most other states — is a tax charged by state and territory governments on the transfer of land and property from one owner to another.
Every time a property changes hands in Australia — whether you buy a home, an investment property, vacant land or a commercial building — the buyer is required to pay stamp duty to the relevant state revenue office as a condition of registering the title in their name.
Key facts:
- State and territory tax — not a federal tax
- Paid by the buyer — not the seller
- Calculated on the purchase price or market value, whichever is higher
- Progressive (tiered) rate structure — like income tax brackets
- Due at settlement — cannot be deferred
- Varies significantly by state and property type
The dutiable value rule: Stamp duty is based on the dutiable value — whichever is higher between what you paid and what the property is worth. If you buy below market value (from a family member, for example), the revenue office may assess duty on the market value, not the lower purchase price.
How stamp duty is calculated
Stamp duty uses a progressive bracket system — like income tax. Each bracket of property value is taxed at its own rate, and only the value within that bracket is taxed at that rate.
Example — NSW calculation on a $750,000 property:
| Value bracket | Rate | Duty on bracket |
|---|---|---|
| $0 – $14,000 | 1.25% | $175 |
| $14,001 – $31,000 | 1.5% | $255 |
| $31,001 – $83,000 | 1.75% | $910 |
| $83,001 – $310,000 | 3.5% | $7,945 |
| $310,001 – $1,033,000 | 4.5% | $19,800 (on $440,000) |
| Total | ~$29,085 |
The total is the sum of duty across all applicable brackets — not a flat percentage of the purchase price.
Stamp duty by state — approximate costs in 2026
The tables below show approximate stamp duty for a standard purchase (owner-occupier, not first home buyer) at common price points:
New South Wales
NSW uses a sliding scale with a top marginal rate of 5.5% above $1,033,000.
| Purchase price | Approx. stamp duty |
|---|---|
| $500,000 | ~$17,990 |
| $750,000 | ~$27,740 |
| $800,000 | ~$31,490 |
| $1,000,000 | ~$40,490 |
| $1,500,000 | ~$68,490 |
First home buyer exemption (NSW): Full exemption on properties up to $800,000. Concessional rate for properties $800,001 to $1,000,000.
Victoria
Victoria has historically had some of the highest stamp duty rates in Australia for mid-range properties.
| Purchase price | Approx. stamp duty |
|---|---|
| $500,000 | ~$21,970 |
| $600,000 | ~$31,070 |
| $750,000 | ~$40,070 |
| $1,000,000 | ~$55,000 |
First home buyer exemption (VIC): Full exemption on properties up to $600,000. Concession for $600,001 to $750,000. Off-the-plan duty concession available for eligible new purchases.
Queensland
Queensland generally has the lowest stamp duty for mid-range properties ($400,000-$900,000).
| Purchase price | Approx. stamp duty |
|---|---|
| $500,000 | ~$8,750 |
| $600,000 | ~$15,925 |
| $750,000 | ~$22,175 |
| $1,000,000 | ~$38,675 |
First home buyer concession (QLD): Full exemption on established homes up to $700,000. No price cap for new builds — first home buyers purchasing a new build pay zero stamp duty regardless of price.
Western Australia
WA has the lowest top marginal rate nationally at 5.15%.
| Purchase price | Approx. stamp duty |
|---|---|
| $500,000 | ~$17,765 |
| $750,000 | ~$28,453 |
| $1,000,000 | ~$41,453 |
First home buyer exemption (WA): Full exemption on properties up to $430,000. Concession for $430,001 to $530,000.
South Australia
SA uses a 9-tier marginal schedule with a top marginal rate of 5.5%.
| Purchase price | Approx. stamp duty |
|---|---|
| $500,000 | ~$21,330 |
| $750,000 | ~$35,080 |
| $1,000,000 | ~$48,830 |
First home buyer exemption (SA): Full stamp duty exemption for eligible first home buyers purchasing or building a new home — with no property value cap. This applies since 6 June 2024 and is the most generous first home buyer stamp duty concession in Australia. A first home buyer purchasing a new build of any price pays zero stamp duty.
ACT (Australian Capital Territory)
The ACT is progressively replacing stamp duty with an annual land tax as part of a long-term tax reform — stamp duty rates have been reducing each year since 2012, with the plan to eliminate it entirely over time.
First home buyer concession (ACT): Concessions available for eligible first home buyers — verify current rates with the ACT Revenue Office.
Northern Territory
The NT applies a tiered rate structure.
Notable: The NT is the only Australian jurisdiction with no foreign buyer stamp duty surcharge and no foreign owner land tax surcharge — making it the most favourable jurisdiction for overseas-based purchasers.
Tasmania
Tasmania has a relatively straightforward rate structure.
| Purchase price | Approx. stamp duty |
|---|---|
| $500,000 | ~$18,247 |
| $750,000 | ~$28,247 |
First home buyer concession (TAS): Available for eligible purchases — verify with the State Revenue Office Tasmania.
First home buyer stamp duty relief — summary
| State | Full exemption up to | Concession up to |
|---|---|---|
| NSW | $800,000 | $1,000,000 |
| VIC | $600,000 | $750,000 |
| QLD | $700,000 (established); no cap (new builds) | — |
| WA | $430,000 | $530,000 |
| SA | No cap (new builds only) | — |
| ACT | Varies — check ACT Revenue Office | — |
| NT | Varies — check NT Treasury | — |
| TAS | Varies — check SRO Tasmania | — |
Thresholds are subject to periodic revision — always verify current limits with the relevant state revenue office before making a purchase decision.
Who pays stamp duty?
All buyers: Owner-occupiers, investors and first home buyers all pay stamp duty on eligible purchases — subject to any applicable exemptions.
Investors: Investment property purchases attract standard stamp duty rates. First home buyer concessions are not available for investment properties. However, stamp duty paid on an investment property is included in the property’s cost base for capital gains tax purposes — reducing the CGT payable when you eventually sell.
Foreign purchasers: Most states and territories add a foreign buyer stamp duty surcharge on top of standard rates — typically 7-8% of the purchase price. The NT is the exception — no foreign buyer surcharge applies. If you are purchasing property on a temporary visa, check the foreign buyer surcharge rules for your state.
When is stamp duty paid?
Stamp duty is due at settlement — when ownership of the property officially transfers to you. It cannot be deferred.
Your conveyancer or solicitor will calculate the exact amount, prepare the stamp duty assessment and arrange payment to the relevant state revenue office as part of the settlement process. If you use a mortgage broker, they will coordinate with your conveyancer.
Cash required: Stamp duty cannot typically be added to your home loan — it must be paid in cash at settlement, out of your savings. Factor it into your deposit savings target from the beginning.
Exception: Some state government schemes allow eligible first home buyers to defer or waive stamp duty under specific conditions — always check current government programs.
Stamp duty and off-the-plan purchases
Buying an apartment or townhouse off-the-plan (before it is built) may offer stamp duty advantages:
- In some states (notably VIC and QLD), stamp duty on off-the-plan purchases is calculated on the contract price at time of purchase — which may be lower than the completed market value
- If values rise during construction, you may pay less duty than you would on an equivalent completed property
- Rules vary significantly by state — confirm with your conveyancer before factoring this into your budget
How to reduce your stamp duty
Buy as a first home buyer: Every state and territory offers some form of exemption or concession for first home buyers. Maximise this if you are eligible — it is worth tens of thousands of dollars in the right jurisdiction.
Buy a new build: Several states (QLD, SA, VIC) offer significantly better stamp duty concessions for new builds than for established properties — particularly for first home buyers.
Buy below the threshold: If your budget sits just above a first home buyer exemption threshold, buying a property just below that threshold can save a substantial amount.
Check for off-the-plan concessions: If you are considering a new development, check whether an off-the-plan duty concession applies in your state.
FAQs (frequently asked questions)
What is stamp duty in Australia?
A state and territory government tax charged on property transfers. The buyer pays it at settlement. Calculated as a progressive percentage of the purchase price or market value, whichever is higher. Rates and exemptions differ in every state and territory.
Is stamp duty the same as transfer duty?
Yes — most states formally call it transfer duty. The terms are used interchangeably. The ATO and most state revenue offices use “transfer duty” in official documents; “stamp duty” remains the common usage.
How much is stamp duty on a $750,000 home in NSW?
Approximately $27,740 for a standard purchase. First home buyers purchasing up to $800,000 pay zero stamp duty in NSW.
Can I add stamp duty to my home loan?
Generally no — stamp duty must be paid in cash at settlement. Some lenders allow you to include it in your loan if you have sufficient equity (for refinancers), but for first home buyers it must come from savings.
Do investors get stamp duty exemptions?
No — stamp duty concessions are for first home buyers purchasing owner-occupied properties. Investors pay full standard rates. Stamp duty paid on an investment property is included in the CGT cost base, which reduces future capital gains tax on sale.
What is the foreign buyer stamp duty surcharge?
An additional stamp duty surcharge applied to foreign purchasers in most Australian states — typically 7-8% of the purchase price, on top of standard rates. The NT is the only jurisdiction with no foreign buyer surcharge.
What happens to stamp duty in the ACT?
The ACT government is progressively replacing stamp duty with an annual land tax — rates have been reducing every year since 2012. The long-term plan is to eliminate stamp duty entirely.
Related guides
- What is negative gearing in Australia? →
- How to build a credit score in Australia as a new migrant →
- What is HECS-HELP? Australia’s student loan system explained →
What it means for your transfers
Buying property in Australia is one of the biggest financial decisions a migrant makes — and stamp duty is one of the largest upfront costs. OrbitRemit helps you make the most of the money you do send home — fee-free transfers from Australia to India, the Philippines, Nepal, Vietnam and 50+ countries, with the rate locked at confirmation.
This guide is for general information only and does not constitute financial or legal advice. Stamp duty rates, thresholds and exemptions change frequently — always verify with the relevant state or territory revenue office before making a purchase. Last updated September 2026.
Sources: propereasy.com.au — Stamp Duty in Australia 2026: Every State and Territory (April 27, 2026) | calcphi.com — Stamp Duty Australia 2026: State-by-State Guide (June 1, 2026) | buyersmate.com.au — Stamp Duty in Every State: 2026 Rates and Exemptions (May 22, 2026) | mortgageworldaustralia.com.au — Stamp Duty by State 2026 (August 1, 2026) | propertygo.com.au — Stamp Duty in Australia 2026 (July 5, 2026) | propbuyai.com.au — Stamp Duty Calculator: Every Australian State Explained (March 8, 2026) | lagosfinancial.com.au — Stamp Duty Australia 2026 | money.com.au — Stamp Duty Calculator Australia (2026)
