Stamp Duty by State in Australia

What Is Stamp Duty and Who Pays It?

Stamp duty is a state or territory government tax on the transfer of property ownership. Some states call it transfer duty or conveyance duty, but the concept is the same: a tax you pay when property changes hands.

The buyer pays stamp duty, not the seller. This is one of the most common questions, and the answer is consistent across Australia: it's the purchaser's responsibility. The seller doesn't pay stamp duty on the sale (though they may have other costs, such as capital gains tax).

It's calculated on the dutiable value of the property, which is the purchase price or market value, whichever is higher. How much you pay depends on the property's value, your residency status, whether you're a first home buyer, owner-occupier or investor, and whether the property is new, established or vacant land.

When is stamp duty due?

Stamp duty is generally payable at settlement or within 30 days of settlement, depending on the state (NSW allows up to three months from contract; other states vary). It must usually be paid upfront from your own funds and cannot typically be added to your home loan, so factor it into your deposit and total purchase budget early. Late payment can attract penalty interest.

What's Changed for 2026

Several states have updated their rules recently, so older guides may be out of date. The key changes:

• NSW increased its foreign purchaser surcharge from 8% to 9% (from 1 January 2025). The former First Home Buyer Choice (annual property tax option) has been abolished, first home buyers now use the First Home Buyer Assistance Scheme.
• Queensland made a major change: from 1 May 2025, eligible first home buyers purchasing a new home pay no stamp duty at all, with no price cap, and the established-home concession threshold was lifted. QLD's foreign surcharge also rose to 8%.
• South Australia abolished stamp duty for first home buyers building or buying a new home, with no value cap (from June 2024).
• Tasmania's full first home buyer exemption (up to $750,000) is a temporary measure currently legislated to 30 June 2026, check whether it still applies before relying on it. TAS now also applies an 8% foreign surcharge.

Stamp Duty Rates by State

Below is a state-by-state guide. First home buyer and foreign surcharge details are verified for 2026; detailed bracket figures are indicative, so confirm with the relevant revenue office.

New South Wales (NSW)

NSW calls it transfer duty and uses a progressive scale. For the 2025-26 year, indicative rates are:

First home buyers (FHBAS): full exemption on new or existing homes up to $800,000, with a sliding concession from $800,001 to $1,000,000 (vacant land has separate thresholds of $350,000 full / $450,000 taper). Foreign buyers: 9% surcharge on top of standard duty. See Revenue NSW.

Victoria (VIC)

Victoria has some of the highest duty in the country. The general rate reaches 6% on value above $130,000, a 5.5% flat rate band applies between $960,000 and $2,000,000, and a premium rate of 6.5% applies above $2,000,000.

First home buyers: full exemption on new or established homes up to $600,000, with a sliding concession from $600,001 to $750,000 (no relief above $750,000). An off-the-plan concession and a principal place of residence (PPR) concession may also apply. Foreign buyers: 8% surcharge. See the State Revenue Office Victoria.

Queensland (QLD)

Queensland applies a lower home concession rate for owner-occupiers at every price point, plus a higher general rate for investors.

First home buyers (major 2025 reform): buying a new home, no stamp duty with no price cap (contracts from 1 May 2025); buying an established home, full concession up to $700,000 (partial concession above that); vacant land, no cap if you build and move in within two years. A $30,000 First Home Owner Grant is also available for new homes under $750,000. Foreign buyers: 8% AFAD surcharge. See the Queensland Revenue Office.

South Australia (SA)

SA uses a progressive scale rising to 5.5% above $500,000, with no separate concessional rate for owner-occupiers.

First home buyers: since June 2024, no stamp duty on a new home (building or buying), with no value cap; established homes attract standard duty (no FHB exemption). A $15,000 First Home Owner Grant and an off-the-plan concession may apply. Foreign buyers: 7% surcharge. See RevenueSA.

Western Australia (WA)

WA has general and first-home concessional rate scales, tiered by value.

First home buyers: full exemption up to $430,000, partial concession from $430,001 to $530,000 (metropolitan thresholds; regional may differ). A $10,000 First Home Owner Grant applies to new homes. Foreign buyers: 7% surcharge. See RevenueWA.

Tasmania (TAS)

TAS has a progressive scale up to 4.5%, among the lowest top rates nationally.

First home buyers: full exemption on new or established homes up to $750,000, but note this is a temporary measure currently legislated to 30 June 2026, and it operates as a hard cliff (no sliding scale above the threshold). A 50% concession applies for eligible owner-occupiers, and a $30,000 First Home Owner Grant applies to new homes. Foreign buyers: 8% surcharge (a change from earlier years). See the State Revenue Office Tasmania.

Australian Capital Territory (ACT)

The ACT is gradually phasing out stamp duty in favour of general rates, and uses a progressive scale.

First home buyers: the Home Buyer Concession Scheme provides a full duty exemption for eligible buyers (subject to income tests) on properties up to around $1,000,000, with reduced duty above that. Foreign buyers: the ACT does not apply a foreign purchaser surcharge. See the ACT Revenue Office.

Northern Territory (NT)

The NT calculates duty using a formula for lower-value properties and flat percentages above $525,000.

First home buyers: no general FHB stamp duty exemption, but the Territory Home Owner Discount can reduce duty by up to around $18,601, and a First Home Owner Grant applies to new homes. Foreign buyers: the NT does not apply a foreign purchaser surcharge. See the Territory Revenue Office.

First Home Buyer Stamp Duty Concessions Compared

First home buyer relief is where the states differ most, and it's often the difference between paying tens of thousands and paying nothing. Here's a quick comparison of full-exemption thresholds (verified for 2026):

Most schemes require you to move in within 12 months and live there for a set period, and they generally exclude investors. Eligibility rules and thresholds change, so confirm with your state revenue office before you exchange. First home buyers should also look at the federal First Home Guarantee, which lets eligible buyers purchase with a 5% deposit without paying LMI, and our first home buyer loans page.

How to Reduce Stamp Duty

Stamp duty can add tens of thousands to a purchase, but several legitimate concessions and strategies can reduce it. The right ones depend on your state and circumstances, so check with your revenue office or conveyancer.

1. Claim first home buyer concessions. The biggest lever for eligible buyers, as the table above shows, this can reduce duty to nil.
2. Consider a new build or off-the-plan. Several states (notably QLD and SA for first home buyers, plus off-the-plan concessions in VIC) offer much lower or zero duty on new homes.
3. Mind the threshold. Because concessions often cut off at a set value, a purchase price just over a threshold can cost thousands more. Knowing where the thresholds sit helps you assess value.
4. Check pensioner and other concessions. Some states offer pensioner, downsizer or off-the-plan concessions worth confirming.
5. Spouse and family transfers. Certain transfers (for example, between spouses) may be exempt in some states, but conditions vary and this is an area for legal advice.

These are general examples, not personal advice. A conveyancer or your state revenue office can confirm what you qualify for; Stryve Finance can help you build stamp duty into your overall borrowing plan.

Calculate Your Stamp Duty

Because every state has its own brackets, thresholds and concessions, the fastest way to get an accurate figure is a calculator. Use the free Stryve Finance stamp duty calculator to estimate your duty based on your state, property value, buyer type and whether you're a first home buyer. It's worth running before you make an offer, so stamp duty doesn't surprise you at settlement.

Frequently Asked Questions

Who pays stamp duty, the buyer or the seller?

The buyer pays stamp duty, not the seller. It's the purchaser's responsibility in every Australian state and territory, and is generally paid at or shortly after settlement.

How much is stamp duty in each Australian state?

It depends on the state, the property's value and your eligibility for concessions. As a rough guide, on a $700,000 owner-occupier purchase an eligible first home buyer could pay $0 in NSW, QLD, ACT and TAS, while a non-first-home buyer pays meaningful duty everywhere. Use an official calculator for your exact figure.

Do first home buyers pay stamp duty?

Often not. Most states offer a full exemption below a threshold, for example, up to $800,000 in NSW, $600,000 in VIC, and $700,000 for established homes in QLD (with no cap on new homes in QLD and SA). Above those thresholds, concessions taper or end.

Can stamp duty be added to my mortgage?

Generally no. Stamp duty must usually be paid upfront from your own funds at or around settlement, so it needs to be part of your deposit and savings plan. Some structures, such as using a guarantor, can free up cash for it, your broker can explain the options.

Do investors and foreign buyers pay more stamp duty?

Investors don't get first home buyer concessions, so they pay full duty. Foreign buyers pay an additional surcharge on top: 9% in NSW; 8% in VIC, QLD and TAS; 7% in SA and WA; and nil in the ACT and NT.

Is stamp duty tax-deductible?

For owner-occupiers, generally no. Investors usually can't deduct it immediately either, but it can be included in the property's cost base, which may reduce capital gains tax when they sell. Confirm with your accountant.