Stamp Duty in Australia: Everything You Need to Know

Stamp duty — officially called transfer duty in most states — is one of the biggest upfront costs when buying property in Australia. It's also one of the most confusing, because every state and territory has its own rates, thresholds, and exemptions. This guide breaks it all down.

How Stamp Duty Is Calculated

Stamp duty works on a progressive bracket system, similar to income tax. You don't pay the top rate on the entire purchase price — each portion is taxed at its own marginal rate. On a $750,000 property in NSW, for example, the first $17,000 is taxed at 1.25%, the next $20,000 at 1.5%, and so on. The total comes to approximately $28,162.

Duty is calculated on the higher of the purchase price or market value. If you buy from a family member at a discounted price, the state revenue office may assess duty on the property's market value instead.

Stamp Duty by State — Quick Comparison

On a standard $750,000 property purchase (non-first home buyer, owner-occupier), here's what you'd pay in each state: NSW: ~$28,162, VIC: ~$40,070 (the most expensive), QLD: ~$24,525 (the cheapest), WA: ~$26,490, SA: ~$30,330, TAS: ~$27,185, ACT: ~$27,770, NT: ~$34,245.

Victoria stands out as the most expensive at most price points, while Queensland is consistently the cheapest. For detailed rates, see our state-specific guides: NSW, VIC, QLD, WA, SA, TAS, ACT, NT.

First Home Buyer Exemptions

Most states offer significant stamp duty relief for first home buyers. NSW provides full exemption up to $800,000 with concessions to $1M. Victoria exempts up to $600,000 with concessions to $750,000. Queensland has no price cap on new homes from May 2025. Tasmania has the cleanest structure with full exemption up to $750,000.

To qualify, you generally need to be an Australian citizen or permanent resident, over 18, never owned property before in Australia, and plan to live in the property as your principal residence.

Foreign Buyer Surcharges

Non-residents pay an additional surcharge on top of standard duty. NSW charges 9% (the highest, increased January 2025), VIC and QLD charge 8%, SA and WA charge 7%. The ACT and NT do not currently charge a foreign surcharge.

When Is Stamp Duty Paid?

Stamp duty is typically due within 3 months of signing the contract, or at settlement — whichever comes first. It must be paid from your savings; it cannot usually be added to your home loan. Your conveyancer or solicitor handles the payment to the state revenue office on your behalf.

Also check out our First Home Buyer Calculator to see your total benefits including grants, and the Mortgage Repayment Calculator to see what your repayments will look like after deposit and stamp duty.