Overview
Stamp duty — formally called transfer duty or land transfer duty — is a state-level tax payable when purchasing residential property in Australia. It is one of the largest upfront costs in any property transaction, ranging from approximately AUD 0 (with full exemptions) to over AUD 55,000 on a AUD 1 million home depending on the state and the buyer’s eligibility for concessions. Each of Australia’s eight states and territories sets its own rates, thresholds, and concession schemes independently, meaning the stamp duty bill for the same-priced property can vary by tens of thousands of dollars depending on where you buy. According to state revenue office data compiled for 2025-26, Australian state governments collected approximately AUD 25 billion in property transfer duties. This article provides a state-by-state comparison of 2026 stamp duty rates, first home buyer concessions, and foreign buyer surcharges.
New South Wales (NSW)
NSW uses a progressive sliding scale. As of 2026, the standard rates are: AUD 0–16,000: AUD 1.25 per AUD 100 (minimum AUD 10); AUD 16,001–35,000: AUD 200 plus AUD 1.50 per AUD 100 over AUD 16,000; AUD 35,001–93,000: AUD 485 plus AUD 1.75 per AUD 100 over AUD 35,000; AUD 93,001–351,000: AUD 1,500 plus AUD 3.50 per AUD 100 over AUD 93,000; AUD 351,001–1,168,000: AUD 10,530 plus AUD 4.50 per AUD 100 over AUD 351,000; above AUD 1,168,000: AUD 47,252 plus AUD 5.50 per AUD 100 over AUD 1,168,000.
On a AUD 800,000 home, the NSW stamp duty is approximately AUD 31,040. On a AUD 1,200,000 home, approximately AUD 49,012.
NSW offers the First Home Buyer Assistance Scheme, which provides a full stamp duty exemption for properties valued up to AUD 800,000 and a concessional rate for properties valued between AUD 800,001 and AUD 1,000,000. From 2023, first home buyers can also choose an annual property tax (approximately AUD 400 plus 0.3% of land value per year) instead of upfront stamp duty for properties up to AUD 1,500,000. The property tax option is irreversible — once chosen, the property remains on the annual tax system for all future owners.
Foreign buyers in NSW pay an additional 8% surcharge purchaser duty on top of standard stamp duty. On a AUD 800,000 home, the foreign buyer surcharge adds AUD 64,000, bringing total stamp duty to approximately AUD 95,040.
Victoria (VIC)
Victoria uses a different sliding scale. Standard rates: AUD 0–25,000: AUD 1.40 per AUD 100; AUD 25,001–130,000: AUD 350 plus AUD 2.40 per AUD 100 over AUD 25,000; AUD 130,001–960,000: AUD 2,870 plus AUD 6.00 per AUD 100 over AUD 130,000; AUD 960,001–2,000,000: AUD 5.50 per AUD 100 of total value; above AUD 2,000,000: AUD 110,000 plus AUD 6.50 per AUD 100 over AUD 2,000,000.
That AUD 6.00 per AUD 100 middle bracket (which covers most Melbourne properties) is notably higher than NSW’s equivalent bracket. On a AUD 800,000 home, Victorian stamp duty is approximately AUD 43,070 — about AUD 12,000 higher than NSW. On a AUD 1,200,000 home, approximately AUD 66,000.
Victoria’s First Home Owner Duty Exemption provides a full stamp duty exemption for first home buyers purchasing a property valued up to AUD 600,000, and a concession for properties valued between AUD 600,001 and AUD 750,000. First home buyers who purchase above AUD 750,000 receive no stamp duty concession. Victoria also offers the First Home Owner Grant (FHOG) of AUD 10,000 for new homes valued up to AUD 750,000 (separate from stamp duty). Off-the-plan concession: buyers of off-the-plan apartments may deduct construction costs from the dutiable value, significantly reducing stamp duty.
Foreign buyers in Victoria pay an additional 8% foreign purchaser additional duty, same as NSW. Victoria also imposes an absentee owner surcharge on land tax of 4% (increased from 2% in 2026).
Queensland (QLD)
Queensland standard transfer duty rates: AUD 0–5,000: nil; AUD 5,001–75,000: AUD 1.50 per AUD 100 over AUD 5,000; AUD 75,001–540,000: AUD 1,050 plus AUD 3.50 per AUD 100 over AUD 75,000; AUD 540,001–1,000,000: AUD 17,325 plus AUD 4.50 per AUD 100 over AUD 540,000; above AUD 1,000,000: AUD 38,025 plus AUD 5.75 per AUD 100 over AUD 1,000,000.
On a AUD 800,000 home, Queensland stamp duty is approximately AUD 29,025. On a AUD 1,200,000 home, approximately AUD 49,525. Queensland is slightly cheaper than NSW and significantly cheaper than Victoria for properties in the AUD 600,000–1,000,000 range.
Queensland’s First Home Concession provides a full transfer duty exemption for first homes valued up to AUD 700,000 and a concessional rate for properties valued between AUD 700,001 and AUD 800,000. The FHOG in Queensland is AUD 30,000 for new homes valued up to AUD 750,000 (the highest FHOG among states).
Foreign buyers pay a 7% additional foreign acquirer duty. Annual land tax surcharge for foreign owners is 2%.
Western Australia (WA)
WA standard rates: AUD 0–120,000: AUD 1.90 per AUD 100; AUD 120,001–150,000: AUD 2,280 plus AUD 2.85 per AUD 100 over AUD 120,000; AUD 150,001–360,000: AUD 3,135 plus AUD 3.80 per AUD 100 over AUD 150,000; AUD 360,001–725,000: AUD 11,115 plus AUD 4.75 per AUD 100 over AUD 360,000; above AUD 725,000: AUD 28,453 plus AUD 5.15 per AUD 100 over AUD 725,000.
On a AUD 800,000 home, WA stamp duty is approximately AUD 32,316. On a AUD 1,200,000 home, approximately AUD 52,916.
WA’s First Home Owner Rate of Duty provides exemption for homes up to AUD 450,000 and a concessional rate for AUD 450,001–600,000. The FHOG is AUD 10,000 for new homes in metropolitan areas, AUD 15,000 in regional areas under the Regional First Home Owner Grant Boost. Foreign buyers pay a 7% surcharge.
South Australia, Tasmania, ACT, and Northern Territory
South Australia: Rates range from AUD 1.00 per AUD 100 (up to AUD 12,000) to AUD 5.50 per AUD 100 (above AUD 500,000) plus fixed components. On AUD 800,000, approximately AUD 37,830. First home buyer relief: exemption up to AUD 650,000 (off-plan only), concessional rates for established homes. Foreign buyer surcharge: 7%.
Tasmania: Lowest stamp duty in Australia. Rates: AUD 0–3,000: AUD 50 flat; AUD 3,001–25,000: AUD 50 plus AUD 1.75 per AUD 100 over AUD 3,000; AUD 25,001–75,000: AUD 435 plus AUD 2.25 per AUD 100 over AUD 25,000; AUD 75,001–200,000: AUD 1,560 plus AUD 3.50 per AUD 100 over AUD 75,000; AUD 200,001–375,000: AUD 5,935 plus AUD 4.25 per AUD 100 over AUD 200,000; AUD 375,001–725,000: AUD 13,373 plus AUD 4.50 per AUD 100 over AUD 375,000; above AUD 725,000: AUD 29,123 plus AUD 4.75 per AUD 100 over AUD 725,000. On AUD 800,000, approximately AUD 32,686. First home buyer duty exemption up to AUD 750,000. Foreign surcharge: 3%.
ACT: Phasing out stamp duty entirely in favour of land tax. Current rates for 2026: on AUD 800,000, approximately AUD 24,600 (lowest of any jurisdiction for this price point). No separate foreign surcharge. First home buyers earning below AUD 160,000 household income can access the Home Buyer Concession Scheme, reducing duty to as low as AUD 20.
Northern Territory: AUD 0–525,000: formula based on (dutiable value × 0.06571441 − AUD 1,714.50) / 1,000; above AUD 525,000: 4.95% of total value. On AUD 800,000, approximately AUD 39,600 (one of the highest). First home buyer: full exemption for established homes up to AUD 650,000. No foreign surcharge.
FAQ
Can I include stamp duty in my home loan?
Yes, but doing so increases your loan-to-value ratio (LVR). Most lenders allow stamp duty to be capitalised into the loan amount, but the total borrowing must still fall within the lender’s maximum LVR (typically 80% without LMI, up to 95% with LMI). Borrowers who capitalise stamp duty pay interest on that amount for the life of the loan.
Is stamp duty payable on off-the-plan apartments?
Yes, but the dutiable value may be reduced by the construction costs not yet incurred at the time of contract signing. This means an off-the-plan apartment valued at AUD 800,000 with AUD 200,000 of construction still to be completed might be assessed on AUD 600,000. The concession is most generous in Victoria and NSW, and varies by state. Settlement must typically occur within a specified timeframe (often 12–24 months from contract) to qualify.
Do first home buyers pay any stamp duty in Australia?
It depends on the purchase price and the state. In NSW, zero stamp duty for homes up to AUD 800,000 (full exemption). In Victoria, zero up to AUD 600,000. In Queensland, zero up to AUD 700,000. In Tasmania, zero up to AUD 750,000. In SA, zero for off-plan apartments up to AUD 650,000. In WA, zero up to AUD 450,000. In ACT, minimal stamp duty (as low as AUD 20) for eligible buyers. If the property exceeds the applicable threshold, the concession is partial or nil depending on the specific scheme.
Are there any other upfront costs besides stamp duty?
Yes. Other common upfront costs include: conveyancing or legal fees (AUD 1,500–3,000), building and pest inspection (AUD 500–1,000), mortgage registration fee (AUD 150–200), transfer registration fee (AUD 150–300), lender’s mortgage insurance (if borrowing over 80% LVR, can be AUD 5,000–20,000), and council and water rates adjustments (varies). Buyers should budget an additional AUD 3,000–5,000 beyond stamp duty for these costs.
Does the Federal Government charge stamp duty?
No. Stamp duty on residential property transactions is exclusively a state and territory tax. The Australian Government does not levy stamp duty on property purchases. However, the Australian Government does tax capital gains when the property is eventually sold (subject to main residence exemption and the 50% CGT discount where applicable).
Data Sources
- Revenue NSW, Transfer Duty Rates 2026 (revenue.nsw.gov.au)
- State Revenue Office Victoria, Land Transfer Duty 2026 (sro.vic.gov.au)
- Queensland Revenue Office, Transfer Duty Rates 2026 (qro.qld.gov.au)
- Revenue WA, Transfer Duty Rates 2026 (wa.gov.au)
- RevenueSA, Stamp Duty Rates 2026 (revenuesa.sa.gov.au)
- State Revenue Office Tasmania, Property Transfer Duties 2026 (sro.tas.gov.au)
- ACT Revenue Office, Conveyance Duty Rates 2026 (revenue.act.gov.au)
Disclaimer: This article provides general information about Australian stamp duty rates and concessions and does not constitute financial, legal, or property advice. Duty rates, thresholds, and concession schemes may change. Property buyers should consult a licensed conveyancer or solicitor, and verify current rates with the relevant state revenue office, before signing any contract of sale.