How much is stamp duty in Australia?

Stamp duty varies significantly by state and property value. For a $650,000 property, stamp duty ranges from approximately $13,275 (QLD) to $34,070 (VIC). Each state has its own rate schedule, with progressive rates increasing as the property value rises.

Which state has the cheapest stamp duty?

It depends on the property value and your buyer type. For a $650,000 property at standard rates, QLD and ACT tend to have the lowest duty. For first home buyers, TAS (exempt up to $750K), NSW (exempt up to $800K), and ACT (exempt up to $1M with income test) offer the most generous concessions. NT has no general FHB exemption but offers a $50,000 First Home Owner Grant.

Are first home buyers exempt from stamp duty?

Most states offer some form of first home buyer concession, but the details vary widely. NSW: exempt up to $800K. VIC: exempt up to $600K. QLD: concession up to $17,350 for homes under $700K. WA: exempt up to $430K. TAS: exempt up to $750K. ACT: exempt up to $1M (income tested). SA and NT have no FHB stamp duty exemption (they offer grants instead).

Do foreign buyers pay more stamp duty?

Yes, most states impose an additional surcharge on foreign buyers of residential property. NSW charges 9%, QLD and TAS charge 8%, VIC charges 8%, WA and SA charge 7%. The ACT and NT do not impose a foreign buyer surcharge on stamp duty.

When do I have to pay stamp duty?

The payment deadline varies by state: NSW requires payment within 3 months, VIC within 30 days of settlement, QLD within 30 days, and WA within 2 months. Your solicitor or conveyancer typically arranges payment at or shortly after settlement.

What is the difference between stamp duty and transfer duty?

Stamp duty and transfer duty refer to the same tax — the duty payable on the transfer of property. NSW, QLD, and WA use the term "transfer duty", VIC calls it "land transfer duty", ACT uses "conveyance duty", and TAS says "duty on conveyances". SA and NT still use "stamp duty". The calculation is the same regardless of the name used.

Can I add stamp duty to my mortgage?

Some lenders allow stamp duty to be added to your home loan (known as "capitalising" the cost). However, this increases your total loan amount and the interest you pay over the life of the loan. You will also need to ensure you have sufficient borrowing capacity. Check with your lender or mortgage broker.

2025–26 rates All 8 states & territories

Stamp Duty Calculator Australia — All States & Territories

Compare stamp duty (transfer duty) across every Australian state and territory. See first home buyer exemptions, foreign buyer surcharges, and effective rates for any purchase price.

Estimates only. General information, not tax or financial advice. See full disclaimer.

Stamp duty comparison at $650,000 purchase price (2025–26)
State	Top Rate	FHB Concession	Duty at $650K
NSW New South Wales	7.0%	Full exemption up to $800,000; concession up to $1,000,000	$23,985 3.69%
VIC Victoria	6.5%	Full exemption up to $600,000; concession up to $750,000	$34,070 5.24%
QLD Queensland	5.75%	No duty up to $700,000; first home concession tapers to $800,000	$22,275 3.43%
WA Western Australia	5.15%	No duty up to $430,000; concession up to $530,000	$24,890 3.83%
SA South Australia	5.5%	Full stamp duty exemption for new homes (no value cap, from June 2024). No exemption for established homes. $15,000 First Home Owner Grant also available.	$29,580 4.55%
TAS Tasmania	4.5%	Full exemption up to $750,000 (from July 2024)	$24,623 3.79%
ACT Australian Capital Territory	5.86%	Home Buyer Concession Scheme: full exemption up to $1,000,000 (income tested)	$16,420 2.53%
NT Northern Territory	5.95%	No general FHB exemption; $50,000 First Home Owner Grant available separately	$32,175 4.95%

Standard buyer rates shown. First home buyer and foreign buyer rates differ — use state calculators for specific scenarios. NT uses a unique V-squared formula.

State and territory stamp duty calculators

NSW New South Wales Top rate: 7.0% Calculate VIC Victoria Top rate: 6.5% Calculate QLD Queensland Top rate: 5.75% Calculate WA Western Australia Top rate: 5.15% Calculate SA South Australia Top rate: 5.5% Calculate TAS Tasmania Top rate: 4.5% Calculate ACT Australian Capital Territory Top rate: 5.86% Calculate NT Northern Territory Top rate: 5.95% Calculate

How does stamp duty work in Australia?

Stamp duty (also called transfer duty, land transfer duty, or conveyance duty depending on the state) is a one-off tax payable when you purchase property. Unlike land tax, which is an annual charge, stamp duty is paid once at the time of purchase and is calculated as a percentage of the purchase price or market value of the property.

Each state and territory sets its own stamp duty rates, thresholds, and concession schemes independently. This means the stamp duty on the same property can vary by tens of thousands of dollars depending on which state it is in.

First home buyer concessions

Most Australian states offer stamp duty concessions for first home buyers, though the eligibility requirements and generosity vary widely:

NSW: Full exemption up to $800,000; concession up to $1,000,000
VIC: Full exemption up to $600,000; concession up to $750,000
QLD: Concession of up to $17,350 for homes up to $700,000
WA: No duty up to $430,000; concession up to $530,000
TAS: Full exemption up to $750,000
ACT: Exemption up to $1,000,000 (income tested)
SA: No FHB stamp duty concession — $15,000 grant instead
NT: No general FHB exemption — $50,000 grant + HLPE for new builds

Foreign buyer surcharges

Foreign buyers of residential property face additional surcharges in most states: NSW (9%), VIC (8%), QLD (8%), TAS (8%), WA (7%), and SA (7%). The ACT and NT do not impose foreign buyer stamp duty surcharges. These surcharges are calculated on the full purchase price and added to the standard stamp duty amount.

Is stamp duty tax deductible?

Stamp duty is not an immediately deductible expense. For investment properties, it forms part of the cost base of the property, which reduces your capital gains tax (CGT) when you sell. This means you effectively get the tax benefit later, not at the time of purchase. For owner-occupied properties, stamp duty is generally not deductible at all.

Frequently asked questions

How much is stamp duty in Australia?: Stamp duty varies significantly by state and property value. For a $650,000 property, stamp duty ranges from approximately $13,275 (QLD) to $34,070 (VIC). Each state has its own rate schedule, with progressive rates increasing as the property value rises.
Which state has the cheapest stamp duty?: It depends on the property value and your buyer type. For a $650,000 property at standard rates, QLD and ACT tend to have the lowest duty. For first home buyers, TAS (exempt up to $750K), NSW (exempt up to $800K), and ACT (exempt up to $1M with income test) offer the most generous concessions. NT has no general FHB exemption but offers a $50,000 First Home Owner Grant.
Are first home buyers exempt from stamp duty?: Most states offer some form of first home buyer concession, but the details vary widely. NSW: exempt up to $800K. VIC: exempt up to $600K. QLD: concession up to $17,350 for homes under $700K. WA: exempt up to $430K. TAS: exempt up to $750K. ACT: exempt up to $1M (income tested). SA and NT have no FHB stamp duty exemption (they offer grants instead).
Is stamp duty tax deductible?: Stamp duty is not an immediately deductible expense for tax purposes. For investment properties, stamp duty is added to the cost base of the property and reduces your capital gains tax (CGT) liability when you eventually sell. For your principal residence, stamp duty is generally not deductible at all.
Do foreign buyers pay more stamp duty?: Yes, most states impose an additional surcharge on foreign buyers of residential property. NSW charges 9%, QLD and TAS charge 8%, VIC charges 8%, WA and SA charge 7%. The ACT and NT do not impose a foreign buyer surcharge on stamp duty.
When do I have to pay stamp duty?: The payment deadline varies by state: NSW requires payment within 3 months, VIC within 30 days of settlement, QLD within 30 days, and WA within 2 months. Your solicitor or conveyancer typically arranges payment at or shortly after settlement.
What is the difference between stamp duty and transfer duty?: Stamp duty and transfer duty refer to the same tax — the duty payable on the transfer of property. NSW, QLD, and WA use the term "transfer duty", VIC calls it "land transfer duty", ACT uses "conveyance duty", and TAS says "duty on conveyances". SA and NT still use "stamp duty". The calculation is the same regardless of the name used.
Can I add stamp duty to my mortgage?: Some lenders allow stamp duty to be added to your home loan (known as "capitalising" the cost). However, this increases your total loan amount and the interest you pay over the life of the loan. You will also need to ensure you have sufficient borrowing capacity. Check with your lender or mortgage broker.

Sources

All rates are sourced from state and territory revenue offices. Retrieved Feb 2026. Use these official links to verify your result.

Disclaimer: All estimates on this page are general information only and are not tax advice or financial advice. Stamp duty rates are sourced from state and territory revenue offices but may change. The estimates shown use standard buyer rates and do not account for specific exemptions, off-the-plan concessions, or regional variations. For advice specific to your situation, consult a solicitor, conveyancer, or registered tax agent. Property Tax Tools is not affiliated with the ATO or any state revenue office. See our full disclaimer.

Last updated: 15 Feb 2026. Financial year: 2025–26.

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