Contents
- What Is Stamp Duty?
- Stamp Duty Rates by State (2025)
- Real Examples: How Much Stamp Duty Will I Pay?
- First Home Owner Grant (FHOG)
- Concessions and Exemptions Beyond the First Home Owner Grant
- The Surcharges That Catch People Out
- When Stamp Duty Is Actually Payable
- Stamp Duty Is Not Land Tax
- Common Mistakes With Stamp Duty
- Summary
- Frequently Asked Questions
What Is Stamp Duty?
Stamp duty (officially called "transfer duty" in most states) is a state government tax paid when you purchase a property. It's one of the largest upfront costs of buying a home in Australia — often second only to the deposit itself.
The amount you pay depends on: the property's purchase price, which state or territory you're buying in, whether you're a first home buyer, whether the property is your primary residence, and (in some states) your residency status.
🏠 Calculate Stamp Duty Instantly
Get the exact stamp duty amount for your state, including first home buyer concessions and foreign purchaser surcharges.
Stamp Duty Calculator — All States →Stamp Duty Rates by State (2025)
New South Wales (NSW)
| Property Value | Stamp Duty |
|---|---|
| Up to $16,000 | $1.25 per $100 (minimum) |
| $16,001 – $35,000 | $200 + $1.50 per $100 over $16,000 |
| $35,001 – $93,000 | $485 + $1.75 per $100 over $35,000 |
| $93,001 – $351,000 | $1,500 + $3.50 per $100 over $93,000 |
| $351,001 – $1,168,000 | $10,530 + $4.50 per $100 over $351,000 |
| Over $1,168,000 | $47,295 + $5.50 per $100 over $1,168,000 |
NSW First Home Buyer: Stamp duty exemption for homes under $800,000. Concession for homes $800,001–$1,000,000. Alternatively, first home buyers can choose to pay an annual land tax instead (First Home Buyer Choice).
Victoria (VIC)
| Property Value | Rate |
|---|---|
| Up to $25,000 | 1.4% |
| $25,001 – $130,000 | 2.4% |
| $130,001 – $960,000 | 6.0% |
| Over $960,000 | 5.5% (dutiable value) |
VIC First Home Buyer: Full exemption for homes under $600,000. Concession for homes $600,001–$750,000.
Queensland (QLD)
| Property Value | Transfer Duty |
|---|---|
| Up to $5,000 | Nil |
| $5,001 – $75,000 | $1.50 per $100 over $5,000 |
| $75,001 – $540,000 | $1,050 + $3.50 per $100 over $75,000 |
| $540,001 – $1,000,000 | $17,325 + $4.50 per $100 over $540,000 |
| Over $1,000,000 | $38,025 + $5.75 per $100 over $1,000,000 |
QLD First Home Buyer: Concession available for homes under $550,000 (owner-occupied). First Home Concession reduces duty significantly.
Western Australia (WA)
WA uses a sliding scale from 1.9% to 5.15% depending on property value. First home buyers receive an exemption for homes under $430,000 and a concession up to $530,000.
South Australia (SA)
SA stamp duty ranges from 1% to 5.5%. There is no specific first home buyer concession on transfer duty, but the First Home Owner Grant may apply.
Australian Capital Territory (ACT)
The ACT has a unique system — it is progressively replacing stamp duty with an annual land tax (Rates) for all property owners. Stamp duty still applies to most purchases but has been reduced over time. The ACT has no first home buyer stamp duty concession as the land tax replacement program covers this.
Tasmania (TAS)
Tasmania's stamp duty ranges from 1.75% to 4.5%. First home buyers receive a 50% concession on stamp duty for homes under $600,000.
Real Examples: How Much Stamp Duty Will I Pay?
| Property Value | NSW | VIC | QLD |
|---|---|---|---|
| $500,000 | $17,990 | $21,970 | $15,925 |
| $750,000 | $29,240 | $40,070 | $25,350 |
| $1,000,000 | $40,490 | $55,000 | $38,025 |
| $1,500,000 | $67,990 | $82,500 | $66,775 |
Approximate figures for owner-occupiers who are not first home buyers. Use our calculator for exact amounts.
First Home Owner Grant (FHOG)
Separate to stamp duty concessions, the First Home Owner Grant (FHOG) is a one-off payment for first home buyers purchasing or building a new home. Amounts vary by state:
- NSW: $10,000 for new homes under $600,000
- VIC: $10,000 for new homes in metropolitan areas; $20,000 in regional areas
- QLD: $30,000 for new homes (boosted rate until June 2025, then $15,000)
- WA: $10,000 for new homes in the south-west; $20,000 in the rest of the state
- SA: $15,000 for new homes
- TAS: $30,000 for new homes
- ACT: No FHOG — the Territory offers other first home buyer assistance
🏠 Total Upfront Cost Calculator
Calculate stamp duty, LMI, conveyancing, and all upfront buying costs for your state.
House Affordability Calculator →Concessions and Exemptions Beyond the First Home Owner Grant
The First Home Owner Grant is the best known assistance, but it is a grant rather than a duty concession, and it is not the only relief available. Each state and territory operates its own set, and they change with state budgets.
- First home buyer duty concessions or exemptions operate separately from the grant, and are usually value-capped. A property just over the cap can attract dramatically more duty than one just under it.
- Off-the-plan concessions in some jurisdictions allow duty to be assessed on a reduced dutiable value, reflecting construction not yet completed at the contract date.
- Pensioner and concession card holder relief is available in several states, subject to value thresholds.
- Deceased estate, family farm, and relationship breakdown transfers may be exempt or concessionally treated where specific conditions are met.
- Principal place of residence concessions exist in some jurisdictions and do not apply to investment purchases.
Eligibility usually turns on the contract date, the property value, whether the property will be your principal place of residence, and whether you have owned property before — including property owned overseas or by a spouse.
The Surcharges That Catch People Out
When Stamp Duty Is Actually Payable
Duty generally becomes payable within a set period after the contract date or settlement, depending on the jurisdiction — commonly at or before settlement, with the amount paid through your conveyancer.
The practical consequence is that duty is a cash cost at settlement. It is not borrowed as part of the loan in most cases, which is why buyers who budget only for the deposit find themselves short. Your deposit, duty, legal fees, and any Lenders Mortgage Insurance all need to be available before you receive the keys.
Some jurisdictions have introduced options to pay an annual property tax instead of upfront duty for eligible purchasers. Where available, this changes the cash flow substantially and is worth modelling over your expected holding period rather than assuming either option is better.
Stamp Duty Is Not Land Tax
These are routinely confused. Stamp duty is a one-off transfer duty paid when you acquire property. Land tax is an annual state tax levied on the unimproved land value of properties you own above a threshold, with the principal place of residence generally exempt.
An investor pays duty once on purchase and land tax every year thereafter. Owning several properties can push you over a land tax threshold unexpectedly, since thresholds generally apply to your aggregate landholdings in that state rather than to each property separately.
Common Mistakes With Stamp Duty
Summary
Stamp duty is a state tax on property transfers, with each jurisdiction setting its own rates, thresholds, and concessions. It is usually the largest single upfront cost after the deposit, and it is generally paid in cash at settlement rather than borrowed.
Check the rules of the specific state you are buying in, watch the concession value caps closely, and confirm whether any surcharge applies to you. This page is general information only. Verify current rates and eligibility with the relevant state or territory revenue office, and speak with your conveyancer before signing a contract.
Frequently Asked Questions
Is stamp duty the same across Australia?
No. Stamp duty is a state and territory tax, and each jurisdiction sets its own rates, thresholds, concessions, and exemptions. The duty payable on an identical property value can differ substantially between states, and there is no national stamp duty rate.
Can I add stamp duty to my home loan?
In most cases stamp duty must be paid in cash at or before settlement and is not borrowed as part of the loan. Some lenders may allow additional borrowing against equity in certain circumstances, but buyers should generally budget for duty as an upfront cash cost alongside the deposit and legal fees.
What is the difference between stamp duty and land tax?
Stamp duty is a one-off duty paid when property is transferred to you. Land tax is an annual state tax levied on the unimproved value of land you own above a threshold, with the principal place of residence generally exempt. An investor typically pays duty once and land tax every year.
Do first home buyers pay stamp duty?
It depends on the state and the property value. Most jurisdictions offer a concession or exemption for eligible first home buyers, generally subject to a property value cap. Above that cap the concession commonly reduces or ceases entirely, so the threshold matters a great deal.
Does owning property overseas affect first home buyer eligibility?
It often does. Many jurisdictions consider whether you have previously owned residential property anywhere, not only in Australia, and may also consider property owned by a spouse. Eligibility criteria should be confirmed with the relevant state revenue office.
What is the foreign purchaser surcharge?
Most states impose an additional duty surcharge where residential property is acquired by a foreign person. The definition of a foreign person can include some temporary residents and certain companies or trusts with foreign interests, so classification should be confirmed before signing a contract.