Stamp Duty by State: Complete Australian Guide 2026

Quick Answer

Stamp duty in Australia ranges from approximately $8,750 on a $500,000 property in Queensland to over $40,000 on a $1,000,000 property in Victoria. First home buyers can access significant exemptions or concessions in every state. NSW has replaced stamp duty with an optional annual property tax for properties under $1.5 million. Use our stamp duty calculator for an instant estimate based on your specific situation.

Stamp Duty Comparison Table

The table below compares approximate stamp duty for a standard residential purchase at three common price points. These figures are for general purchasers and do not include first home buyer concessions.

Figures are approximate for standard residential purchases. First home buyer concessions not applied. Use our calculator for exact figures.

New South Wales (NSW)

NSW uses a progressive transfer duty scale starting at 1.25% for the first $17,000, rising through several brackets up to 7% for amounts above $3,505,000. For a standard residential purchase at $750,000, the duty is approximately $29,240. NSW also charges a premium duty rate for properties above $3.5 million.

First home buyers in NSW receive a full stamp duty exemption for properties valued under $800,000 and a concessional rate for properties between $800,000 and $1,000,000. Eligible first home buyers can also choose the optional annual property tax instead of paying stamp duty upfront. The property tax is $400 plus 0.3% of the land value per year and is available for properties under $1.5 million.

Foreign buyers pay an additional 8% surcharge on top of the standard duty. Off-the-plan concessions allow buyers to defer duty on the construction component for up to 12 months. For full rate tables, see Revenue NSW.

Victoria (VIC)

Victoria has one of the highest stamp duty schedules in Australia, with rates starting at 1.4% for properties up to $25,000 and reaching 6.5% on amounts above $2,000,000. A property purchased at $750,000 attracts approximately $40,070 in duty. Victoria also imposes a premium rate of 6.5% for properties valued above $2 million.

First home buyers in Victoria receive a full stamp duty exemption for properties valued under $600,000 and a concessional rate for properties between $600,000 and $750,000. The concession is applied on a sliding scale, reducing to zero at $750,000. An off-the-plan concession is also available, allowing buyers to pay duty based on the contract price less the construction component not yet completed at the contract date.

Foreign buyers pay an additional 8% surcharge. Victoria has separate duty rates for commercial and industrial properties. For full rate tables, see State Revenue Office Victoria.

Queensland (QLD)

Queensland has among the lowest transfer duty rates in Australia for properties under $500,000. The rate schedule starts at 1.0% for the first $5,000, rising through several brackets up to 5.75% for amounts above $1,000,000. A standard purchase at $500,000 attracts approximately $8,750 in duty, making Queensland one of the most affordable states for stamp duty at this price point.

First home buyers purchasing a new home in Queensland receive a full stamp duty concession for properties under $500,000 and a partial concession for properties between $500,000 and $550,000. This concession applies to new homes only, not established properties. The $30,000 First Home Owner Grant is also available for new homes under $750,000.

Foreign buyers pay an additional 8% surcharge on residential property. For full rate tables, see Queensland Government.

Western Australia (WA)

Western Australia applies transfer duty on a progressive scale starting at 1.9% for the first $120,000, with rates increasing through brackets up to 5.15% for amounts above $725,000. A residential purchase at $750,000 attracts approximately $29,452 in duty. WA also offers concessional rates for residential properties compared to general property.

First home buyers in WA receive a full stamp duty exemption for properties valued under $430,000. Above this threshold, the standard rates apply. The First Home Owner Grant of $10,000 is available for new homes under $750,000. An off-the-plan concession allows apartment buyers to pay duty on the land value only, excluding the construction component.

Foreign buyers pay an additional 7% surcharge. For full rate tables and eligibility details, see WA Government.

South Australia (SA)

South Australia applies transfer duty at progressive rates starting at 1.0% for amounts up to $12,000, rising through several brackets up to 5.5% for amounts above $500,000. A purchase at $750,000 attracts approximately $35,080 in duty. SA does not offer a separate concessional rate for residential versus commercial property.

South Australia does not provide a stamp duty exemption for first home buyers. However, first home buyers purchasing or building a new home can access the $15,000 First Home Owner Grant. An off-the-plan concession is available, allowing buyers of new apartments to pay duty on the land component only rather than the full contract price.

Foreign buyers pay an additional 7% surcharge. For full rate tables, see RevenueSA.

Tasmania (TAS)

Tasmania applies transfer duty at rates starting at 1.75% for amounts up to $3,000 and rising through brackets up to 4.5% for amounts above $400,000. A purchase at $750,000 attracts approximately $28,935 in duty. Tasmania's rates are moderate compared to the mainland states.

First home buyers in Tasmania receive a 50% discount on stamp duty for properties under $600,000. Combined with the $30,000 First Home Owner Grant (available for new homes under $600,000), Tasmania offers some of the most generous first home buyer support in the country.

Tasmania does not impose a foreign buyer surcharge on stamp duty, making it one of only two jurisdictions (along with the Northern Territory) without this additional cost for overseas purchasers. For full rate tables, see State Revenue Office Tasmania.

Australian Capital Territory (ACT)

The ACT applies transfer duty on a progressive scale that was reformed as part of the territory's transition from stamp duty to a broad-based annual land tax. Rates start at lower levels for properties under $260,000 and increase progressively. A residential purchase at $750,000 attracts approximately $26,100 in duty, making the ACT relatively competitive at this price point.

First home buyers in the ACT receive a full stamp duty exemption for properties valued under $1,000,000, provided they meet income thresholds (currently $160,000 for singles and $227,000 for couples). This is the most generous first home buyer exemption threshold in Australia. The ACT is also progressively transitioning away from stamp duty toward an annual land tax system.

Foreign buyers pay an additional 5% surcharge, which is the lowest foreign surcharge of any jurisdiction that imposes one. For full rate tables, see ACT Revenue Office.

Northern Territory (NT)

The Northern Territory applies stamp duty using a formula-based calculation rather than the bracket system used by most other jurisdictions. For a standard residential purchase, the effective rates produce approximately $23,929 in duty at $500,000 and $49,500 at $1,000,000. The NT has some of the highest effective duty rates at lower price points.

First home buyers in the NT can access the Territory Home Owner Discount, which provides a reduction of up to $18,601 on stamp duty. The $10,000 First Home Owner Grant is also available for new homes. These concessions combined can significantly reduce upfront costs for first home buyers in the Territory.

The Northern Territory does not impose a foreign buyer surcharge on stamp duty, making it one of only two jurisdictions (along with Tasmania) without this additional cost. For full details, see NT Government.

First Home Buyer Exemptions Summary

Every state and territory offers some form of assistance for first home buyers, though the type and generosity varies significantly. The table below summarises the key stamp duty concessions available.

For a detailed breakdown of first home buyer schemes, grants and eligibility, see our first home buyer guide and First Home Owner Grant guide by state.

Foreign Buyer Surcharges

Most Australian states impose an additional stamp duty surcharge on foreign buyers of residential property. This surcharge is paid on top of the standard stamp duty amount.

Foreign buyers must also obtain approval from the Foreign Investment Review Board (FIRB) before purchasing residential property in Australia. FIRB application fees apply separately and are not included in stamp duty calculations.