Stamp Duty Australia — Complete State-by-State Guide (2026)
Stamp duty is one of the largest unavoidable costs of buying property in Australia. On a $700,000 home, stamp duty ranges from approximately $20,000 in Queensland and WA to $35,000+ in Victoria. Understanding the rates and concessions in your state — before you buy — can significantly influence your purchase strategy.
How Stamp Duty Works in Australia
Each state and territory sets its own stamp duty rates using progressive brackets. You pay a fixed base amount for a price tier, plus a percentage on the excess above the lower bound.
Example: NSW $750,000 purchase (standard rate)
- $0–$16,000: $1.25 per $100 = $200
- $16,001–$35,000: $200 + 1.5% × $19,000 = $485
- $35,001–$93,000: $485 + 1.75% × $58,000 = $1,500
- $93,001–$351,000: $1,500 + 3.5% × $258,000 = $10,530
- $351,001–$750,000: $10,530 + 4.5% × $399,000 = $28,485
NSW stamp duty on $750,000 = approximately $28,485
Use each state revenue office calculator for exact amounts — rates and brackets change.
NSW Stamp Duty Rates (2026)
NSW calls it “transfer duty.”
| Property Value | Rate |
|---|---|
| $0–$16,000 | $1.25 per $100 |
| $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 |
| $1,168,001+ | $47,295 + $5.50 per $100 over $1,168,000 |
| Purchase Price | Standard Duty | FHB Duty | FHB Saving |
|---|---|---|---|
| $500,000 | ~$17,490 | $0 | $17,490 |
| $700,000 | ~$26,990 | $0 | $26,990 |
| $800,000 | ~$31,490 | $0 | $31,490 |
| $900,000 | ~$35,990 | ~$11,250 | ~$24,740 |
| $1,000,000 | ~$40,490 | ~$22,490 | ~$18,000 |
| $1,500,000 | ~$67,990 | Full duty | — |
FHB exemption: Zero duty ≤$800,000; partial concession $800,001–$1,000,000.
See Stamp Duty NSW — Full Guide.
VIC Stamp Duty Rates (2026)
VIC calls it “land transfer duty.” Victoria has the highest rates of the major states.
| Property Value | Rate |
|---|---|
| $0–$25,000 | 1.4% |
| $25,001–$130,000 | $350 + 2.4% over $25,000 |
| $130,001–$960,000 | $2,870 + 6.0% over $130,000 |
| $960,001–$2,000,000 | $52,670 + 6.0% over $960,000 |
| $2,000,001+ | Higher premium rate applies |
| Purchase Price | Standard Duty | FHB Duty | FHB Saving |
|---|---|---|---|
| $500,000 | ~$21,970 | $0 | $21,970 |
| $600,000 | ~$31,070 | $0 | $31,070 |
| $700,000 | ~$37,070 | ~$18,870 | ~$18,200 |
| $800,000 | ~$43,070 | Full duty | — |
| $1,000,000 | ~$55,000 | Full duty | — |
FHB exemption: Zero duty ≤$600,000; partial concession $600,001–$750,000.
See Stamp Duty VIC — Full Guide.
QLD Stamp Duty Rates (2026)
QLD calls it “transfer duty.”
| Property Value | Rate |
|---|---|
| $0–$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 |
| $1,000,001+ | $38,025 + $5.75 per $100 over $1,000,000 |
First home buyers receive a home concession rate — significantly below the standard/investment rate but not a full exemption.
| Purchase Price | Standard Duty | FHB Home Concession | FHB Saving |
|---|---|---|---|
| $400,000 | ~$13,175 | ~$3,500 | ~$9,675 |
| $600,000 | ~$22,588 | ~$8,750 | ~$13,838 |
| $800,000 | ~$31,525 | ~$17,200 | ~$14,325 |
See Stamp Duty QLD — Full Guide.
WA Stamp Duty Rates (2026)
WA calls it “transfer duty.”
| Property Value | Rate |
|---|---|
| $0–$120,000 | $1.90 per $100 |
| $120,001–$150,000 | $2,280 + $2.85 per $100 over $120,000 |
| $150,001–$360,000 | $3,135 + $3.80 per $100 over $150,000 |
| $360,001–$725,000 | $11,115 + $4.75 per $100 over $360,000 |
| $725,001+ | $28,453 + $5.15 per $100 over $725,000 |
| Purchase Price | Standard Duty | FHB Duty | FHB Saving |
|---|---|---|---|
| $400,000 | ~$13,015 | $0 | $13,015 |
| $430,000 | ~$14,440 | $0 | $14,440 |
| $500,000 | ~$17,765 | ~$8,835 | ~$8,930 |
| $600,000 | ~$22,515 | Full duty | — |
FHB exemption: Zero duty ≤$430,000; partial concession $430,001–$530,000.
See Stamp Duty WA — Full Guide.
SA Stamp Duty Rates (2026)
| Property Value | Rate |
|---|---|
| $0–$12,000 | $1.00 per $100 |
| $12,001–$30,000 | $120 + $2.00 per $100 over $12,000 |
| $30,001–$50,000 | $480 + $3.00 per $100 over $30,000 |
| $50,001–$100,000 | $1,080 + $3.50 per $100 over $50,000 |
| $100,001–$200,000 | $2,830 + $4.00 per $100 over $100,000 |
| $200,001–$250,000 | $6,830 + $4.25 per $100 over $200,000 |
| $250,001–$300,000 | $8,955 + $4.75 per $100 over $250,000 |
| $300,001–$500,000 | $11,330 + $5.00 per $100 over $300,000 |
| $500,001+ | $21,330 + $5.50 per $100 over $500,000 |
SA has no general first home buyer stamp duty exemption. The main FHB relief is an off-the-plan concession.
See Stamp Duty SA — Full Guide.
TAS Stamp Duty Rates (2026)
| Property Value | Rate |
|---|---|
| $0–$3,000 | $50 |
| $3,001–$25,000 | $50 + $1.75 per $100 over $3,000 |
| $25,001–$75,000 | $435 + $2.25 per $100 over $25,000 |
| $75,001–$200,000 | $1,560 + $3.50 per $100 over $75,000 |
| $200,001–$375,000 | $5,935 + $4.00 per $100 over $200,000 |
| $375,001–$725,000 | $12,935 + $4.25 per $100 over $375,000 |
| $725,001+ | $27,810 + $4.50 per $100 over $725,000 |
FHB concession: 50% of standard duty.
See Stamp Duty TAS — Full Guide.
ACT Conveyance Duty Rates (2026)
| Property Value | Rate |
|---|---|
| $0–$260,000 | $0.60 per $100 |
| $260,001–$300,000 | $1,560 + $2.20 per $100 over $260,000 |
| $300,001–$500,000 | $2,440 + $3.40 per $100 over $300,000 |
| $500,001–$750,000 | $9,240 + $4.32 per $100 over $500,000 |
| $750,001–$1,500,000 | $20,040 + $5.90 per $100 over $750,000 |
| $1,500,001+ | $64,290 + $6.40 per $100 over $1,500,000 |
FHB relief: Home Buyer Concession Scheme (HBCS) — income-tested full exemption.
ACT is transitioning to a land tax model — duty rates have been progressively reduced since 2012.
See Stamp Duty ACT — Full Guide.
NT Stamp Duty Rates (2026)
The NT uses a formula-based calculation. Rates are among the highest in the country on a percentage basis for mid-range properties.
NT FHB relief: Territory Home Owner Discount — full exemption up to $500,000.
See Stamp Duty NT — Full Guide.
Stamp Duty on Investment Properties
Investors pay full stamp duty — no concessions. Foreign investors pay an additional surcharge:
| State | Foreign Purchaser Surcharge |
|---|---|
| NSW | 8% |
| VIC | 8% |
| QLD | 7% |
| WA | 7% |
| SA | 7% |
| ACT | Varies |
How to Reduce Your Stamp Duty
See How to Reduce or Avoid Stamp Duty in Australia for a full guide. Summary:
- Use first home buyer exemptions and concessions
- Stay under key price thresholds where possible
- Consider off-the-plan in SA to access duty concession
- Consider land contract structure (land + build separate contracts in some states)
- Transfer between spouses may be exempt or concession in some states
Related Guides
- Stamp Duty Calculator Australia
- Stamp Duty Comparison Table — All States
- How to Reduce Stamp Duty
- Land Tax Australia
- Stamp Duty Hub
This article provides general information only. Stamp duty rates and concessions are set by state and territory governments and change regularly. Always verify with the relevant state revenue office or your solicitor before purchasing. For advice tailored to your situation, speak with a licensed mortgage broker or financial adviser. Find one through MoneySmart.