Stamp Duty Australia — State-by-State Guide (2026)
Stamp duty (also called transfer duty or conveyance duty depending on the state) is a state government tax on property transactions. It is one of the largest upfront costs of buying a home in Australia — typically $15,000–$55,000+ on a median-priced property depending on the state and purchase price.
This hub covers every state and territory, with links to the full state guides and comparison tools.
What Is Stamp Duty?
Stamp duty is levied by each state and territory government on the transfer of property. It is based on the purchase price (or market value, whichever is greater) and is calculated using progressive rate tables.
Who pays: The buyer pays stamp duty at settlement.
When it’s due: Stamp duty is typically due within 30 days of settlement (or at settlement in most cases). For off-the-plan purchases, it may be deferred until completion.
What it applies to: Residential property, commercial property, and in some states, business assets. This guide focuses on residential property.
Stamp Duty Rates — Quick Comparison (All States)
Approximate stamp duty on a $600,000 residential property purchase (standard rate, no concessions):
| State | Stamp Duty on $600,000 | Stamp Duty on $800,000 | Stamp Duty on $1,000,000 |
|---|---|---|---|
| NSW | ~$22,490 | ~$31,490 | ~$40,490 |
| VIC | ~$31,070 | ~$43,070 | ~$55,000 |
| QLD | ~$20,588 | ~$28,525 | ~$38,025 |
| WA | ~$19,215 | ~$27,815 | ~$37,315 |
| SA | ~$26,830 | ~$35,830 | ~$44,830 |
| TAS | ~$18,248 | ~$25,748 | ~$35,748 |
| ACT | ~$22,200 | ~$30,700 | ~$39,200 |
| NT | ~$26,730 | ~$37,230 | ~$47,730 |
Figures are approximate. Use the stamp duty calculator or each state revenue authority’s official calculator for exact amounts. Rates are subject to change.
Key finding: Victoria has the highest stamp duty among the major states at equivalent price points. Queensland and WA are typically lower.
First Home Buyer Stamp Duty Concessions — Summary
| State | Full Exemption Up To | Partial Concession Up To | Notes |
|---|---|---|---|
| NSW | $800,000 | $1,000,000 | New and established homes |
| VIC | $600,000 | $750,000 | New and established homes |
| QLD | No full exemption | — | Home concession rate applies |
| WA | $430,000 | $530,000 | New and established homes |
| SA | No full exemption | Off-the-plan only | Limited relief |
| TAS | No full exemption | — | 50% concession on all purchases |
| ACT | Income-tested | — | HBCS — full exemption if eligible |
| NT | $500,000 | Above $500,000 | Territory Home Owner Discount |
See Stamp Duty Exemptions and Concessions for First Home Buyers for the full guide.
Investment Property Stamp Duty
Investors pay full stamp duty — no concessions apply. In some states, an additional surcharge applies to foreign purchasers:
| State | Foreign Purchaser Surcharge |
|---|---|
| NSW | 8% additional duty |
| VIC | 8% additional duty |
| QLD | 7% additional foreign acquirer duty |
| WA | 7% additional foreign acquirer duty |
| SA | 7% additional foreign investor duty |
| ACT | Varies |
State-by-State Stamp Duty Guides
Full rates, calculation examples, concessions and how to claim:
- Stamp Duty NSW — rates, FHB exemption up to $800k
- Stamp Duty VIC — highest rates; FHB exemption up to $600k
- Stamp Duty QLD — home concession rate; $30k FHOG context
- Stamp Duty WA — FHB exemption up to $430k
- Stamp Duty SA — limited FHB relief
- Stamp Duty ACT — land tax transition; HBCS income-tested exemption
- Stamp Duty TAS — 50% FHB concession
- Stamp Duty NT — FHB exemption up to $500k
Other Stamp Duty Topics
- How to Reduce or Avoid Stamp Duty in Australia
- Land Tax Australia — State-by-State Guide
- Land Tax NSW — Rates and Thresholds
- Land Tax VIC — Rates and Thresholds
- Stamp Duty vs Land Tax — ACT Property Tax Reform
- Stamp Duty Comparison Table — All States
Frequently Asked Questions
Who pays stamp duty in Australia — buyer or seller? The buyer pays stamp duty. It is due at or shortly after settlement.
Is stamp duty the same in every Australian state? No. Each state and territory sets its own stamp duty rates. Victoria has the highest rates; Queensland and WA tend to be lower for comparable property prices.
Can you add stamp duty to your mortgage? Lenders do not generally allow stamp duty to be capitalised into the home loan. You need to have stamp duty funds available separately from your deposit. A small number of lenders may allow stamp duty to be included in a refinance or equity release situation — check with your lender.
When is stamp duty payable? In most states, stamp duty must be paid within 30 days of the date of the agreement (contract). For off-the-plan purchases, duty may be deferred until completion of construction.
Related Guides
- Stamp Duty Calculator Australia
- First Home Buyer Stamp Duty Exemptions
- True Cost of Buying a Home
- Mortgages Hub
This article provides general information about stamp duty. Rates, thresholds and concessions are set by state and territory governments and are subject to change. Always verify with the relevant state revenue office before purchasing. For advice tailored to your situation, speak with a licensed mortgage broker or financial adviser. Find one through MoneySmart.