Home purchasing is one of Australians most significant financial decisions, but many buyers underestimate the upfront costs. One of the most substantial and confusing is stamp duty by state, a government-imposed tax that varies dramatically depending on where in Australia you're buying.
With some states offering generous exemptions and others imposing hefty surcharges, especially for investors and foreign buyers, understanding how stamp duty works in 2025 is critical to budgeting smartly. In this guide, Stryve Finance will break down the latest rates, exemptions, and strategies to help you plan ahead, save money, and avoid surprises at settlement.
What Is Stamp Duty and Who Pays It?
Stamp duty is a government tax charged on specific transactions, most notably the purchase of real estate, and is a key cost every property buyer in Australia needs to consider. While it's commonly called “stamp duty,” some states call it transfer or conveyance duty. Still, the concept remains the same: it's a state- or territory-level tax on the transfer of property ownership.
If you're considering more affordable alternatives like tiny homes, understanding both financing and stamp duty impacts is critical. See our article on tiny home loans.
How Stamp Duty Works
It’s calculated as a percentage of the property’s purchase price or market value (whichever is higher). Each state and territory has its own rate structure, thresholds, concessions, and surcharges.
The amount you pay may depend on:
- The property’s value
- Your residency status
- Whether you’re a first-home buyer, investor, or foreign purchaser
Whether the property is new, established, or vacant land
Who Pays Stamp Duty?
The buyer is responsible for paying stamp duty, not the seller. In most cases, stamp duty must be paid:
- Within 30 days of signing the contract of sale or at settlement (varies slightly by jurisdiction)
- Upfront, separate from your deposit or home loan (cannot typically be rolled into a mortgage)
Failure to pay on time can result in interest penalties, so it’s important to factor it into your total purchase costs early on
Why It Matters
Stamp duty can add tens of thousands of dollars to your purchase, and failing to account for it can derail your financing plans. For example:
- In Victoria, a $750,000 property could result in a $40,000+ stamp duty bill
- Meanwhile, in Queensland, first-home buyers may pay nothing at all under certain thresholds
To illustrate the dramatic differences in stamp duty across states, here’s a comparison of the estimated maximum rates buyers might face in 2025:
That’s why this guide breaks down stamp duty by state, so you know exactly what to expect and how to potentially reduce what you owe
When advising clients, we always stress that stamp duty is not just a fee. It can be a deal-breaker if overlooked. Smart buyers use official state calculators or consult a conveyancer early to avoid budget blowouts.” - Nate Barbuto, Credit Analyst & Business Development at Stryve Finance.
Stamp Duty Rates by State
Stamp duty rates vary significantly across Australia, depending on your location, buyer profile, and property value. Below is a comprehensive, state-by-state breakdown of the 2025 rates, including first-home buyer benefits, foreign surcharges, and tips to save.
New South Wales (NSW) Stamp Duty Costs
In NSW, stamp duty is officially called transfer duty. The state operates on a tiered scale, with higher-value properties incurring steeper rates. NSW introduced the First Home Buyer Choice scheme, allowing eligible buyers to pay upfront stamp duty or a smaller annual property tax.
| Property Value Range | Stamp Duty Rate | Notes |
|---|---|---|
| $0 - $14,000 | $1.25 per $100 | Standard rate for low-value properties |
| $14,001 - $31,000 | $175 + $1.50 per $100 over | Slight increase based on tier |
| $31,001 - $83,000 | $430 + $1.75 per $100 over $31,000 | Moderate value range, still affordable |
| $83,001 - $313,000 | $1,340 + $3.50 per $100 over | Applicable to most mid-range homes |
| $313,001 - $1,043,000 | $9,390 + $4.50 per $100 over $313,000 | Standard rate for higher-value homes |
| Over $1,043,000 | $42,240 + $5.50 per $100 over $1,043,000 | High-end properties over $1M |
| Over $3,500,000 (Premium Rate) | $7.00 per $100 | Premium rate for ultra high-end homes |
Stamp duty rates start at $1.25 per $100 for property values up to $14,000 and increase progressively to $5.50 per $100 for homes valued above $1 million. For properties exceeding $3.5 million, a premium duty of $7.00 per $100 applies.
First-home buyers can choose traditional stamp duty with potential concessions or an annual property tax, calculated at 0.3% of the land value plus $400 per year. Additionally, foreign buyers are subject to an 8% surcharge on top of the standard rates. For official eligibility and calculators, visit the NSW Revenue website
Tip: NSW buyers benefit most from the flexibility to choose a tax model that suits their long-term plans.
Victoria (VIC) Stamp Duty Costs
Victoria imposes some of the highest stamp duties in the country, especially for high-end homes and foreign buyers. While first-home buyers are eligible for significant exemptions, property investors and overseas buyers face steep surcharges.
| Property Value Range | Stamp Duty Rate | Notes |
|---|---|---|
| $0 - $25,000 | 1.4% of the property value | Low-value properties taxed at base rate |
| $25,001 - $130,000 | $350 + 2.4% of value over $25,000 | Modest rate for mid-tier homes |
| $130,001 - $960,000 | $2,870 + 6% of value over $130,000 | Standard tier where most urban homes fall |
| $960,001 - $2,000,000 | 5.5% flat rate | Flat rate for high-end properties |
| Over $2,000,000 | $110,000 + 6.5% of value over $2M | Premium duty for luxury real estate |
Victoria’s standard stamp duty rate is 6% on the dutiable value above $130,000. For properties priced over $2 million, a premium rate of 6.5% applies. First-home buyers benefit from exemptions and concessions. They pay no stamp duty on homes valued at $600,000 and receive partial concessions for homes up to $750,000. Additionally, foreign buyers face an 8% surcharge, making Victoria one of the more expensive markets for overseas investors.
Learn more at the State Revenue Office Victoria for the most current concession rules.
Tip: Living in your property for 12+ months post-settlement can help qualify for PPR (principal place of residence) concessions.
Queensland (QLD) Stamp Duty Costs
Queensland offers some of Australia’s lowest stamp duty rates and is especially friendly to first-home buyers. The tax is based on a tiered scale, with significant savings available to eligible residents.
| Property Value Range | Stamp Duty Rate | Notes |
|---|---|---|
| $0 - $5,000 | No duty payable | No duty for very low-value properties |
| $5,001 - $75,000 | $1.50 per $100 over $5,000 | Entry-level homes begin incurring tax |
| $75,001 - $540,000 | $1,050 + $3.50 per $100 over $75,000 | Standard rate covering most purchases |
| $540,001 - $1,000,000 | $17,325 + $4.50 per $100 over $540,000 | Higher-tier properties attract increased rate |
| Over $1,000,000 | $38,025 + $5.75 per $100 over $1,000,000 | Luxury homes subject to premium rate |
Rates start at $1.50 per $100 for property values above $5,000, gradually increasing to $5.75 per $100 for amounts exceeding $1 million. A first-home concession is available for homes valued up to $550,000, potentially offering buyers savings of up to $15,925.
While there is no special rate for pensioners, certain family transfers may be eligible for exemptions. Additionally, foreign buyers are subject to a 7% surcharge.
Tip: If buying in QLD, immediately apply for the first-home concession to lock in reduced rates.
South Australia (SA) Stamp Duty Costs
SA uses a bracketed system for stamp duty, with rates rising as the value of the property increases. The state offers minimal concessions, mostly reserved for new builds.
| Property Value Range | Stamp Duty Rate | Notes |
|---|---|---|
| Up to $12,000 | $1.00 per $100 or part thereof | Minimal duty for very low-value property |
| $12,001 - $30,000 | $120 + $2.00 per $100 over $12,000 | Low bracket with modest rate increase |
| $30,001 - $50,000 | $480 + $3.00 per $100 over $30,000 | More substantial rates for small properties |
| $50,001 - $100,000 | $1,080 + $3.50 per $100 over $50,000 | Entry point for standard housing costs |
| $100,001 - $200,000 | $2,830 + $4.00 per $100 over $100,000 | Applies to many suburban properties |
| $200,001 - $250,000 | $6,830 + $4.25 per $100 over $200,000 | Mid-tier homes begin higher surcharges |
| $250,001 - $300,000 | $8,955 + $4.75 per $100 over $250,000 | Edge of concession bracket |
| $300,001 – $500,000 | $11,330 + $5.00 per $100 over $300,000 | Standard duty for average homes |
| Over $500,000 | $21,330 + $5.50 per $100 over $500,000 | Premium duty for high-value properties |
Stamp duty rates start at 1% for properties valued under $12,000 and can reach up to 5.5% for homes over $500,000. First-home buyer relief is limited to new homes or off-the-plan purchases, with no exemptions available for established properties.
Additionally, a 7% surcharge applies to foreign purchasers.
Tip: To save on duty in SA, consider building a new home rather than purchasing an established one.
Western Australia (WA) Stamp Duty Costs
WA’s stamp duty structure includes general and concessional rates for eligible first-home buyers. The system is tiered, with brackets that apply based on property value.
| Property Value Range | Stamp Duty Rate | Notes |
|---|---|---|
| $0 - $120,000 | $1.90 per $100 or part thereof | Lowest tier with minimal cost |
| $120,001 - $150,000 | $2,280 + $2.85 per $100 over $120,000 | Slight increase for affordable properties |
| $150,001 - $360,000 | $3,135 + $3.80 per $100 over $150,000 | Mid-range homes bracket |
| $360,001 - $725,000 | $11,115 + $4.75 per $100 over $360,000 | Common range for family homes |
| Over $725,000 | $28,453 + $5.15 per $100 over $725,000 | Premium duty for high-value properties |
Stamp duty rates begin at $1.90 per $100 and increase progressively, reaching $5.15 per $100 for properties valued above $725,000. First-home buyers may be eligible for full exemptions on properties priced under $430,000, while partial concessions are available for homes ranging between $430,000 and $530,000.
Additionally, foreign purchasers are subject to a 7% surcharge.
Tip: Even if you miss the full exemption, WA’s partial concession can save you thousands.
Tasmania (TAS) Stamp Duty Costs
TAS has a progressive stamp duty scale, with several exemptions for first-home buyers, pensioners, and rural family transfers. It is generally mid-range in overall costs.
| Property Value Range | Stamp Duty Rate | Notes |
|---|---|---|
| $0 - $3,000 | $50 flat rate | Minimal flat rate for very low-value properties |
| $3,001 - $25,000 | $50 + $1.75 per $100 over $3,000 | Slightly progressive rate for affordable homes |
| $25,001 - $75,000 | $435 + $2.25 per $100 over $25,000 | Increasing rate for lower-mid tier properties |
| $75,001 - $200,000 | $1,560 + $3.50 per $100 over $75,000 | Standard range for most purchases |
| $200,001 - $375,000 | $5,935 + $4.00 per $100 over $200,000 | Mid to high-value properties |
| $375,001 - $725,000 | $12,935 + $4.25 per $100 over $375,000 | Upper-middle market properties |
| Over $725,000 | $27,810 + $4.50 per $100 over $725,000 | Premium duty bracket for high-end homes |
Stamp duty rates vary between 1.75% and 4.5%, depending on the property’s value. First-home buyers can benefit from a full exemption on homes under $750,000. Eligible pensioners who are downsizing may also receive a 50% concession. Unlike many other states, no foreign purchaser surcharge is in effect as of 2025.
Tip: If you’re moving within TAS, consider downsizer concessions. They can significantly reduce your duty.
Australian Capital Territory (ACT) Stamp Duty Costs
The ACT offers a unique stamp duty system. Unlike other states, it provides generous owner-occupier discounts and uses a progressive rate model that can favour lower-income buyers.
| Property Value Range | Stamp Duty Rate | Notes |
|---|---|---|
| Up to $260,000 | $0.49 per $100 or part thereof | Lowest duty bracket for affordable housing |
| $260,001 - $300,000 | $1,040 + $2.20 per $100 over $260,000 | Still relatively low for entry-level homes |
| $300,001 - $500,000 | $1,920 + $3.40 per $100 over $300,000 | Applies to many family homes in Canberra |
| $500,001 - $750,000 | $8,720 + $4.32 per $100 over $500,000 | Common range for mid-tier ACT properties |
| $750,001 - $1,000,000 | $19,520 + $5.90 per $100 over $750,000 | Upper bracket homes in metro areas |
| $1,000,001 - $1,455,000 | $34,270 + $6.40 per $100 over $1,000,000 | Luxury segment with highest scaling rate |
| Over $1,455,000 | $4.54 per $100 (flat rate) | Flat rate applied to ultra high-value homes |
Stamp duty ranges from 0.49% to 6.40%, depending on the property’s value. Buyers purchasing properties under $260,000 and who meet specific income thresholds may be eligible for full exemptions from stamp duty.
There are also generous concessions for pensioners, individuals with disabilities, and those purchasing off-the-plan properties.
Additionally, future reforms may offer buyers the option to switch to a land tax model instead of paying traditional stamp duty.
Tip: ACT is a top pick for first-home buyers thanks to its multiple layered concessions.
Northern Territory (NT) Stamp Duty Costs
The NT uses a mathematical formula for properties under $525,000 and flat percentages beyond that. It lacks many concessions offered in other states, which can result in higher costs.
| Property Value Range | Stamp Duty Rate | Notes |
|---|---|---|
| Up to $525,000 | Calculated using: (0.06571441 × V²) + 15V (V = value ÷ 1,000) | Unique mathematical formula used for low to mid-range properties |
| $525,001 - $3,000,000 | 4.95% of the property value | Flat percentage rate for high-value properties |
| $3,000,001 - $5,000,000 | 5.75% of the property value | Higher rate for very high-end property purchases |
| Over $5,000,000 | 5.95% of the property value | Premium rate bracket for ultra luxury transactions |
For homes valued below $525,000, stamp duty is calculated using the formula: (0.06571441 × V²) + 15V, where V represents the property value divided by 1,000. Properties priced between $525,001 and $3 million are subject to a flat rate of 4.95%, while those between $3 million and $5 million are taxed at 5.75%.
Although exemptions are limited, eligible buyers may benefit from the Principal Place of Residence Rebate (PPRR), which can offer up to $7,000 in savings.
Tip: NT’s lack of FHB concessions means buyers should factor in stamp duty heavily when budgeting.
Free Stamp Duty Calculator Tool
Understanding stamp duty costs is critical but calculating them can be time-consuming and confusing due to each state and territory’s unique rate structure. That’s why we’ve created a free Stamp Duty Calculator to help you get a fast and accurate estimate based on your specific buying situation.
Our calculator instantly estimates your stamp duty based on:
- State or Territory you're buying in
- Property type (e.g. residential, investment, vacant land)
- Purchase price
- First-home buyer status
- Intended use (owner-occupier vs. investor)
Tip: Use the calculator before making an offer to avoid unexpected settlement expenses.
How to Reduce or Avoid Stamp Duty
Stamp duty can add tens of thousands of dollars to your property purchase, but you can reduce or even eliminate this cost with the right strategies. Many buyers overlook available concessions and exemptions, which vary significantly by state and buyer type.
At Stryve Finance, our property specialists often guide clients through state-specific exemptions, first-home buyer relief, and little-known legal tactics to help minimise stamp duty without compromising compliance. Here are the most effective legal ways to reduce or avoid stamp duty in Australia in 2025:
1. First-Home Buyer Concessions and Exemptions
Every state and territory offers stamp duty relief for eligible first-home buyers. These range from full exemptions to significant discounts depending on:
| State | Full Exemption Threshold | Concession Threshold |
|---|---|---|
| NSW | Up to $800,000 | Up to $1,000,000 |
| VIC | Up to $600,000 | Up to $750,000 |
| QLD | Up to $550,000 | – |
| WA | Up to $430,000 | Up to $530,000 |
| TAS | Up to $600,000 (50%) | – |
| ACT | Income-based | Various |
| SA/NT | New homes only | Limited |
The chart below shows how the stamp duty exemption cap for first-home buyers varies significantly across Australia:
Tip from Stryve Finance:
Buyers must usually live in the property for 6 to 12 months to qualify. Always confirm eligibility with your state’s revenue office before exchange.
2. Buy Off-the-Plan or New Builds
Some states like ACT, NSW, and SA offer stamp duty exemptions or reductions if you purchase:
- A newly built home
- A property off-the-plan
- Vacant land to build your first home
This reduces your upfront tax and aligns with government efforts to stimulate the housing supply.
3. Buy Below the Duty-Free Threshold
If you’re just above the exemption cap, consider negotiating a slightly lower sale price to drop below the threshold for first-home buyer exemptions.
Example: Buying in VIC at $605,000? Negotiating to $599,999 could save over $10,000 in duty.
4. Access Pensioner and Downsizer Concessions
States like TAS and ACT offer partial exemptions for pensioners or retirees who are:
- Selling a family home and buying smaller
- Moving into more suitable housing
- Purchasing newly built or off-the-plan dwellings
You may qualify for 50% discounts or fixed reduced rates. Ask a Stryve Finance advisor if you are eligible for age-based concessions or rebates.
5. Transfer to a Spouse or Family Member
In some states, transfers between spouses or de facto partners are exempt from stamp duty. This applies to:
- Marriage breakdowns
- Property sharing between spouses
- Inheritance-related restructuring
Note: Conditions vary. Some apply only to primary residences or joint mortgages.
6. Avoid Foreign Surcharges (if Eligible)
If you’re a temporary resident or foreign buyer, you may be hit with a surcharge of up to 8% in some states. To avoid this:
- Consider permanent residency or citizenship status before purchase
- Buy through an eligible trust or structure with professional advice
Foreign investors should consider these state-specific surcharges, which can add thousands to the final cost of purchasing property:
Stamp duty can be a significant financial hurdle, but with the right timing, buyer profile, and location, you may not have to pay it. Always check with your State Revenue Office or conveyancer before committing.
Always use a licensed mortgage broker or buyer’s agent who understands local stamp duty law. Many clients save $10,000 - $30,000 simply by structuring the deal correctly.
Total Government Charges for Foreign Buyers (2025)
For high-value properties, foreign buyers can face significant costs. This chart shows the total potential outlay from stamp duty and foreign surcharges on a $2 million purchase:
Frequently Asked Questions (FAQ)
How much is stamp duty in each Australian state?
The stamp duty you’ll pay depends on the state or territory where you’re buying property, the property’s value, and your eligibility for exemptions. For instance, in New South Wales, stamp duty on a $500,000 property would be around $17,370 for most buyers. In Victoria, the same property could attract over $21,000 in stamp duty, while in Queensland, eligible first-home buyers might pay nothing at all.
Because each state sets its rates and brackets, it’s essential to consult up-to-date calculators or refer to the official state revenue sites to estimate your costs accurately.
Do first-home buyers pay stamp duty?
First-home buyers often receive generous exemptions or concessions, depending on where they purchase and the home’s value. In most states, there’s a full exemption below a specific threshold.
For example, first-home buyers in Victoria pay no stamp duty on properties up to $600,000 and receive a sliding concession up to $750,000. In New South Wales, eligible buyers can avoid stamp duty entirely on homes up to $800,000 and, in some cases, opt to pay a small annual property tax instead.
These benefits typically require the buyer to live in the home for at least 6 to 12 months after purchase.
Can stamp duty be added to my mortgage?
Generally, no. Stamp duty must be paid upfront, usually at the time of settlement or within 30 days of signing the contract, depending on the jurisdiction. It cannot typically be included in your home loan. It is essential to factor stamp duty into your deposit savings or total purchase budget early on so you’re not caught short at settlement.
Do investors pay more stamp duty?
Investors usually pay more stamp duty than owner-occupiers, as they do not qualify for first-home buyer exemptions or concessions. In addition, several states apply foreign buyer surcharges or investment loading fees.
For instance, foreign investors in Victoria and New South Wales can pay up to 8% more in stamp duty. Even for local investors, the absence of discounts means a significantly higher upfront cost compared to a first-home buyer purchasing the same property.
Is stamp duty tax-deductible?
For most owner-occupiers, stamp duty is not tax-deductible. However, property investors can incorporate the stamp duty cost into the property’s cost base for capital gains tax (CGT) purposes.
This means that while the duty isn’t immediately deductible, it may reduce your taxable capital gain when you sell the property later. It’s best to consult an accountant to ensure you account for this correctly in your investment strategy.
When is stamp duty due?
Stamp duty is typically due either at settlement or within 30 days of the property contract being signed, depending on the rules in your state. New South Wales, Victoria, and South Australia generally require payment within 30 days, while other jurisdictions may align the payment with settlement.
Late payments can incur penalty interest or fines, so planning for this is critical, as well as ensuring funds are available well before the deadline.
Let Stryve Finance Help You Do It Right
Navigating stamp duty, first-home buyer schemes, and lender requirements can feel overwhelming but you don’t have to do it alone. At Stryve Finance, we specialise in helping first-home buyers like you secure the best first home buyer loans, maximise government incentives, and avoid costly mistakes.
We’ll guide you through the process step-by-step, helping you unlock grants, access stamp duty exemptions, and choose a loan that fits your future, not just your now
Book a free call today and take the stress out of buying your first home.
Dylan Bertovic is the Director and Senior Finance Broker at Stryve Finance, specialising in non-traditional lending solutions. He helps clients across Australia with tiny home loans, construction finance, equipment and asset lending, refinancing, and investor loans. With deep expertise in self-employed and renovation mortgages, Dylan is known for crafting tailored strategies that get results
