Stamp duty in every Australian state: 2026 complete guide

What is stamp duty?

Stamp duty (formally called transfer duty in most states) is a government tax applied when ownership of a property is transferred from a seller to a buyer. It is charged by state and territory governments — not the federal government — which is why rates differ so significantly across Australia.

The tax is calculated as a percentage of either the purchase price or the market value of the property, whichever is higher. On most residential purchases, you pay stamp duty on the purchase price.

Stamp duty applies to:

• Established homes
• New homes and off-the-plan purchases
• Vacant land
• Investment properties
• Some commercial properties

How stamp duty is calculated

Most states use a tiered or progressive rate structure — similar to income tax. You pay a lower rate on the first portion of the property's value and a higher rate as the value increases.

For an ordinary $700,000 NSW purchase in 2026–27, the relevant band is $11,602 plus $4.50 per $100 or part above $387,000: $11,602 + 3,130 × $4.50 = $25,687, before any eligible relief or special rules.

This is why a simple percentage calculation will give you the wrong number — you need to apply the correct brackets for your specific state and property value. That's exactly what Calcy's stamp duty calculator does automatically.

Stamp duty rates by state — 2026

New South Wales

For 2026–27, NSW general duty between $387,000 and $1,290,000 is $11,602 plus $4.50 per $100 or part above $387,000. Other value bands use different rates.

An ordinary $650,000 NSW purchase attracts $23,437 in 2026–27 duty before any eligible first-home relief or special rules.

The NSW First Home Buyer Choice property-tax option closed to new applications from 1 July 2023. Do not treat it as an option for a current new application.

First home buyers in NSW are exempt from stamp duty on properties up to $800,000, and receive a concessional rate on properties between $800,000 and $1,000,000.

Victoria

Victoria's stamp duty rates are tiered and depend on the property value and whether it is your primary residence or an investment.

For a property valued between $130,001 and $960,000, the rate is $2,870 plus 6% of the value above $130,000. This makes Victoria one of the higher stamp duty states for mid-range and high-value properties.

First home buyers in Victoria receive a full exemption on properties up to $600,000, and a concession on properties valued between $600,001 and $750,000.

Victorian off-the-plan concessions have their own transaction, contract-date and eligibility conditions. Obtain an SRO assessment rather than assuming a universal 50% discount.

Queensland

Queensland uses a straightforward tiered system. For properties between $540,001 and $1,000,000, the rate is $17,325 plus $4.50 for every $100 over $540,000.

At $650,000, Queensland general duty is $22,275. An eligible owner-occupier using the home concession pays $15,100; eligible first-home relief can reduce this further.

First home buyers in Queensland receive a full concession on established homes up to $700,000 and a partial concession between $700,000 and $800,000. Since 1 May 2025, first home buyers of a newly built home or vacant land pay no duty at all, with no price cap. The home must be owner-occupied.

South Australia

South Australia calculates stamp duty using a tiered structure. For properties between $500,001 and $1,000,000, the rate is $21,330 plus $5.50 for every $100 over $500,000.

Eligible South Australian first-home purchases of new homes or vacant land can receive full duty relief without a value cap under qualifying contracts from 6 June 2024. Established homes do not receive this relief.

Western Australia

WA general duty between $360,000 and $725,000 is $11,115 plus $4.75 per $100 or part above $360,000. Eligible residential and first-home transactions may use different scales.

From 7 May 2026, eligible WA first homes are exempt to $600,000 with a concession to $800,000. Vacant land uses separate $450,000 and $550,000 limits.

Tasmania

Tasmanian duty between $375,000 and $725,000 is $12,935 plus $4.25 per $100 or part above $375,000. At $600,000 this gives $22,497.50 before final assessment rounding.

Tasmania’s established first-home duty relief ended on 30 June 2026. The current calculator applies ordinary duty unless a separate relief is established.

Australian Capital Territory

ACT conveyance duty uses the transaction’s dutiable value and separate 2026–27 owner-occupier and general schedules. Annual rates and land tax are separate obligations.

Compare the same dutiable value, property type and eligibility in each state; do not assume one jurisdiction is always cheaper.

Eligible ACT HBCS applicants can receive full duty relief without income or property-value caps from 1 July 2026. Other eligibility and residence conditions remain.

Northern Territory

Ordinary NT duty applies to current first-home purchases unless a separate exemption is established. The former Territory Home Owner Discount is closed. Current HomeGrown Territory grant eligibility is assessed separately.

First home buyer exemptions and concessions — 2026 summary

When is stamp duty paid?

Duty lodgement and payment deadlines vary by jurisdiction and transaction. In NSW, payment is generally due by settlement or three months after the relevant event, whichever comes first. In Queensland, lodgement is generally within 30 days of liability; registered self assessors generally pay within 14 days of lodgement. Confirm your transaction’s deadline with the revenue office and conveyancer before signing.

In some states, such as NSW and Victoria, you may be able to defer or waive stamp duty under specific programs. Your solicitor can advise whether you qualify.

Can stamp duty be added to your loan?

In most cases, no. Stamp duty is an upfront government charge that must be paid at or before settlement, and lenders generally do not allow it to be capitalised into your home loan. This is why stamp duty is treated as part of your total deposit and upfront cost savings.

The exception is if you have enough equity or a high enough loan-to-value ratio that the lender considers the full transaction — in some cases, a guarantor loan or equity release from another property can cover upfront costs including stamp duty. This is worth discussing with a mortgage broker if you're short on cash savings.

Key takeaways

• Stamp duty is a state-based tax — rates and exemptions vary significantly across Australia
• First home buyers can save tens of thousands through state-based exemptions and concessions
• On a $650,000 home, eligible NSW first-home buyers can pay zero duty; Victoria provides a partial concession at that price, not a full exemption.
• Allow for duty in your settlement cash budget. Whether borrowing can cover any upfront cost depends on lender approval, available equity and the total loan limit.
• Use Calcy's free stamp duty calculator to get an exact figure for your state and purchase price

Sources

Revenue NSW — who pays duty and when

QRO — transfer duty lodgement and payment

NSW Revenue — Stamp Duty Calculator

SRO Victoria — Duties and Transfer Fees

QRO — Transfer Duty Concessions

RevenueWA — Transfer Duty

Frequently asked questions

Do I pay stamp duty on a new home?

Yes, stamp duty applies to new homes as well as established properties. However, some states offer additional concessions or reduced rates on new construction and off-the-plan purchases.

Does stamp duty apply if I'm buying with a partner?

Yes. Stamp duty is calculated on the full purchase price regardless of how many buyers are on the title. However, if one buyer is a first home buyer and the other is not, your eligibility for first home buyer exemptions may be affected — this varies by state.

Is stamp duty tax deductible?

For owner-occupiers, stamp duty is not tax deductible. For investment properties, stamp duty is added to the cost base of the property and may reduce your capital gains tax liability when you eventually sell, rather than being deducted in the year of purchase.

What happens if I don't pay stamp duty on time?

Late payment can attract interest and penalties. There is no Australia-wide deadline of 30 days after settlement. In NSW the usual deadline is the earlier of settlement or three months after the relevant event. Queensland has separate lodgement and payment rules. Check the official revenue-office instructions for your transaction.

Can I get a refund on stamp duty?

In limited circumstances, yes. If a property contract is rescinded (cancelled) before settlement, you may be entitled to a refund. Some states also offer refunds if you discover you were eligible for a first home buyer exemption that wasn't applied. Contact your state revenue office for specific advice.