A Complete Guide to Australian Property Stamp Duty: State-by-State Breakdown

Buying property can feel like a race against the clock.

You find the right home, secure finance, and prepare your deposit. Then another major cost appears: stamp duty.

For many buyers, this upfront expense can significantly affect their purchasing budget.

So, what is stamp duty in Australia, and how much could you pay?

The answer depends heavily on where you buy.

Australia does not have one national stamp duty system. Each state and territory sets its own rates, thresholds, exemptions and concessions.

That means a buyer purchasing a $700,000 home could face very different duty costs depending on their location.

This guide explains how is stamp duty calculated in Australia, how stamp duty brackets work, and what buyers should know across every state and territory.

It also covers stamp duty for first home buyers, partner transfers and stamp duty when downsizing.

Important: Stamp duty rules can change during the year. The information below reflects rules and government guidance available in September 2026. Always check the relevant state or territory revenue office before signing a contract.

What Is Stamp Duty in Australia?

Stamp duty is a state or territory tax charged on certain property transactions.

It is commonly called transfer duty, land transfer duty or conveyance duty, depending on where you live.

You generally pay it when you acquire property or an interest in property.

The tax can apply when buying:

• An established home
• A newly built home
• Vacant land
• An investment property
• Commercial property
• Certain property interests or transfers

The rules differ between jurisdictions.

For example, NSW calls the tax transfer duty, while Victoria calls it land transfer duty. The ACT generally refers to it as conveyance duty.

Despite the different names, the basic idea remains similar.

You acquire property, and the relevant state or territory may charge duty on that transaction.

Revenue NSW confirms that transfer duty generally applies when you acquire property or an interest in property.

How Is Stamp Duty Calculated in Australia?

So, how is stamp duty calculated in Australia?

The calculation usually starts with the property’s dutiable value.

This is commonly based on the purchase price or the property’s market value.

The exact rules vary between jurisdictions.

For example, RevenueSA states that stamp duty is generally based on whichever is higher: the market value or purchase price. 

Tasmania similarly calculates duty using the greater of the property’s purchase price or unencumbered value. 

Most jurisdictions then apply a sliding scale.

That means you do not necessarily pay one percentage across the entire purchase price.

Instead, different portions of the property’s value fall into different stamp duty brackets.

Understanding Stamp Duty Brackets

Think of stamp duty brackets like income tax brackets.

A property might fall within a particular threshold. A set formula then determines the duty payable.

For example, NSW uses different rates across multiple value ranges.

For the 2026–27 financial year, NSW transfer duty ranges from $1.25 per $100 at the lowest threshold to higher marginal rates for more expensive properties. 

The important point is simple.

The property’s purchase price alone does not tell you the exact stamp duty.

You also need to consider:

• The state or territory
• The property’s dutiable value
• Whether it will be your home
• Whether you are a first home buyer
• Whether you qualify for a concession
• Whether you are an investor
• Whether foreign purchaser rules apply
• The contract date
• The type of property being purchased

This is why government calculators are usually the safest way to estimate your actual liability.

Stamp Duty by State Australia: What Buyers Need to Know

The biggest mistake buyers can make is assuming every state follows the same rules.

They do not.

Here is a state-by-state breakdown of stamp duty by state Australia buyers should understand.

New South Wales

NSW calls stamp duty transfer duty.

Generally, the purchaser pays transfer duty when acquiring property or an interest in property.

NSW uses a sliding scale based on the property’s dutiable value. 

For the 2026–27 financial year, the general thresholds include:

• Up to $18,000: $1.25 per $100
• $18,001 to $38,000: $225 plus $1.50 per $100 above $18,000
• $38,001 to $103,000: $525 plus $1.75 per $100 above $38,000
• $103,001 to $387,000: $1,662 plus $3.50 per $100 above $103,000
• $387,001 to $1.29 million: $11,602 plus $4.50 per $100 above $387,000
• Over $1.29 million: $52,237 plus $5.50 per $100 above $1.29 million 

Stamp Duty for First Home Buyers in NSW

NSW offers the First Home Buyers Assistance Scheme.

Eligible first home buyers can receive a full exemption for an eligible home valued at $800,000 or less.

A concessional rate can apply when the home’s value exceeds $800,000 but remains below $1 million.

Vacant land can also qualify for relief.

The full exemption applies to eligible land valued at $350,000 or less. Reduced duty can apply up to $450,000. 

Residency requirements also apply.

Eligible buyers generally need to move into the property within 12 months and live there for at least 12 months. 

Victoria

Victoria calls stamp duty land transfer duty.

The amount depends on the property’s value, its intended use and the buyer’s circumstances.

Victoria generally uses a sliding-scale calculation.

Different rates can apply depending on whether the property becomes your principal place of residence or an investment property. 

Stamp Duty for First Home Buyers in Victoria

Eligible first home buyers can receive a full duty exemption on homes valued up to $600,000.

A concession applies for homes valued above $600,000 and up to $750,000. 

Residency rules apply.

At least one purchaser must occupy the property as their principal place of residence.

They must generally live there for 12 continuous months.

Victoria also provides other concessions.

These include principal place of residence concessions and certain pensioner benefits. 

Pensioner Stamp Duty Relief in Victoria

Eligible pensioners and concession cardholders may qualify for a one-off duty reduction.

For contracts from 1 July 2023, the exemption applies to properties valued at $600,000 or less.

A concession applies between $600,001 and $750,000. 

If an eligible pensioner is also a first home buyer, they generally need to choose which benefit to claim.

Queensland Stamp Duty

Queensland generally calls stamp duty transfer duty.

The amount depends on the transaction and the applicable concession.

Queensland offers several home buyer concessions.

These include a general home concession and specific first home concessions. 

Stamp Duty for First Home Buyers in Queensland

Queensland’s rules have changed significantly for first home buyers.

Eligible buyers purchasing a new home under contracts dated from 1 May 2025 can potentially receive a full transfer duty concession.

Importantly, there is no value cap for the first home new home concession. 

Eligible first home buyers purchasing an established home may also receive a concession.

For eligible contracts from 9 June 2024, a property valued at $700,000 or less can receive a full concession.

The first home concession can apply to homes valued below $800,000. 

Queensland also provides a first home vacant land concession.

This can potentially reduce transfer duty to nil for eligible buyers. 

Queensland does not provide an additional transfer duty concession specifically for seniors or pensioner concession cardholders. 

Western Australia

Western Australia calls the tax transfer duty.

General duty applies unless a concession or exemption applies.

The amount depends on the dutiable value and the transaction type.

Stamp Duty for First Home Buyers in Western Australia

Western Australia provides a First Home Owner Rate of Duty.

For eligible transactions entered into from 7 May 2026, the rules provide:

• No duty on eligible homes valued up to $600,000
• A concessional rate between $600,001 and $800,000
• A maximum home and land value of $800,000 for the concessional scheme
• No duty on eligible vacant land valued up to $450,000
• A concessional rate for eligible vacant land between $450,001 and $550,000

The rules apply based on the agreement date rather than the settlement date.

That distinction can matter when government thresholds change.

South Australia

South Australia generally calls the tax stamp duty.

Stamp duty applies when certain land is transferred into your name.

For most residential purchases, the amount depends on the property’s value. 

Stamp Duty for First Home Buyers in South Australia

South Australia provides full stamp duty relief for eligible first home buyers purchasing qualifying new homes.

The relief can also apply to vacant land used to build a new home.

There is no property value cap for eligible contracts entered into from 6 June 2024. 

However, eligibility conditions apply.

The property must become the buyer’s principal place of residence.

Previous ownership can also affect eligibility.

This includes residential property previously owned by the buyer or their spouse or domestic partner. 

Established homes do not generally qualify for this first home buyer stamp duty relief.

Tasmania

Tasmania calls the stamp duty property transfer duty.

Duty generally applies using a sliding scale.

The calculation uses the greater of the purchase price or unencumbered value. 

Tasmania’s rates include several value brackets.

For example, properties above $725,000 are currently subject to a base amount plus 4.5% of the value above that threshold. 

Stamp Duty for First Home Buyers in Tasmania

Buyers should be careful with older information about Tasmania.

The temporary 100% exemption for eligible first home buyers purchasing established homes ended on 30 June 2026. (sro.tas.gov.au)

Therefore, buyers settling after that date should not assume the former exemption still applies.

Tasmania’s government also confirms that the former established-home relief is unavailable for transactions settling after 30 June 2026. (sro.tas.gov.au)

Australian Capital Territory

The ACT uses conveyance duty, commonly called stamp duty.

However, major changes took effect from 1 July 2026.

The ACT removed the property price cap and income threshold from its Home Buyer Concession Scheme. 

Stamp Duty for First Home Buyers in the ACT

Eligible first home buyers can qualify for a full duty concession.

The scheme can also apply to people who have not owned property during the previous five years.

All buyers and their domestic partners must meet the relevant ownership requirements. 

At least one buyer must live in the property as their principal place of residence.

The residency period is generally at least 12 months, beginning within one year of settlement. 

Downsizing and Pensioners in the ACT

The ACT also expanded its pensioner duty concessions from 1 July 2026.

Eligible pensioners can receive a full duty concession when downsizing.

The property price cap was removed from the Pensioner Duty Concession Scheme. 

Stamp Duty In Northern Territory

The Northern Territory calls the tax stamp duty.

It applies to certain property transactions, including purchases of homes and land.

The applicable rate varies according to the transaction’s value. 

The NT also provides specific exemptions and concessions.

For example, an eligible house and land package can qualify for a stamp duty exemption.

The House and Land Package Exemption applies to eligible contracts signed between 1 July 2022 and 30 June 2027. 

The exemption is not means tested and has no property value cap.

However, at least one applicant must live in the home as their principal place of residence.

They must generally occupy it for at least six continuous months. 

The NT also provides the HomeGrown Territory Grant for eligible first home buyers.

This is separate from stamp duty and should not be confused with a duty exemption. 

Stamp Duty When Adding a Partner to a Mortgage

Adding a partner to a mortgage does not automatically mean stamp duty applies.

However, the answer depends on whether ownership of the property also changes.

This distinction is crucial.

A mortgage determines who owes money to the lender.

The property title determines who owns an interest in the property.

If you add your partner to the title, you may be transferring an interest in the property.

That transfer can potentially trigger stamp duty.

However, some jurisdictions provide exemptions for transfers between spouses or domestic partners.

NSW

NSW provides exemptions for certain transfers following marriage or relationship changes.

The specific requirements depend on the circumstances and transaction. 

Victoria

Victoria provides an exemption for certain transfers between spouses and domestic partners. 

South Australia

South Australia may provide a stamp duty exemption when property transfers between spouses or domestic partners.

The exemption can apply when changing ownership between one name, both names, or the other partner’s name.

However, eligibility depends on the circumstances and property involved.

Why This Matters

Before adding your partner to the title, check the duty consequences.

A seemingly simple ownership change can create a separate property transaction.

Your solicitor or conveyancer can confirm whether an exemption applies.

Stamp Duty When Downsizing

Downsizing can create another unexpected property cost.

Selling your existing home does not normally mean you pay stamp duty on the sale.

However, buying your replacement home can trigger duty.

This means stamp duty when downsizing depends heavily on your location and eligibility.

Several jurisdictions now provide specific assistance for eligible older buyers.

South Australia Downsizing Relief

South Australia introduced specific seniors downsizing stamp duty relief in 2026.

Eligible applicants must generally be at least 60 years old.

They must sell or have sold their existing principal place of residence.

The replacement property must have a smaller land size. 

The relief applies to eligible contracts entered into from 25 March 2026.

Qualifying replacement properties include:

• Newly built homes
• Off-the-plan apartments
• Vacant land used to build a new home

An established home does not qualify under this particular downsizing relief.

The amount of relief depends on the replacement property’s value and type. 

ACT Downsizing Relief

The ACT also provides pensioner duty concessions.

From 1 July 2026, eligible pensioners can access the Pensioner Duty Concession without a property price cap. 

Tasmania Downsizing Relief

Tasmania provides a pensioner downsizing concession for eligible pensioners who move to a new home.

The Tasmanian State Revenue Office lists this as a 50% property transfer duty concession.

Eligibility conditions apply, so buyers should check the current rules before relying on the concession.

What Other Costs Should Buyers Budget For?

Stamp duty is only one part of the upfront property costs.

Depending on the transaction, you may also need to budget for:

• Conveyancing or solicitor fees
• Property inspections
• Building and pest inspections
• Mortgage registration fees
• Transfer registration fees
• Loan application fees
• Valuation fees
• Council rates adjustments
• Insurance
• Moving costs

Avoid calculating your deposit without allowing for these additional expenses.

What Can Change Your Stamp Duty Bill?

Several factors can change the amount you pay.

• The State or Territory. This is one of the biggest factors. Each jurisdiction has separate legislation, rates and concessions.
• The Property Value. A higher property value can move you into a different stamp duty bracket. That can increase your duty liability.
• Your Property Type. A new home, established home, vacant land and investment property can receive different treatment.
• Your Intended Use. Some concessions require the property to become your principal place of residence. Investment properties usually do not receive the same home buyer concessions.
• Your Previous Property Ownership. First home buyer schemes often have strict rules around previous ownership.. Your partner’s ownership history can also matter.
• The Contract Date. This is particularly important when governments change thresholds.

How to Reduce Your Stamp Duty Bill Legally

You cannot simply negotiate your way out of stamp duty.

However, you may qualify for a government concession or exemption.

Start by checking whether you qualify as:

• A first home buyer
• An eligible pensioner
• A principal place of residence buyer
• A qualifying downsizer
• A participant in a government home buyer scheme

You should also check whether your property type qualifies.

New homes and vacant land can receive different treatment from established properties.

Finally, check the rules before signing your contract.

Once you commit to a purchase, changing the transaction structure may be difficult.

Conclusion

Stamp duty can be one of the biggest upfront costs when buying Australian property.

Yet the amount you pay depends on far more than the property’s price.

Your state, property type, buyer status and intended use can all change the outcome.

First home buyers may qualify for valuable exemptions or concessions.

Pensioners and downsizers may also receive relief in certain jurisdictions.

Even adding a partner to an existing property can create duty considerations.

The key is to check the rules before signing the contract.

Because stamp duty laws change, always confirm the current requirements with the relevant state or territory revenue authority.

Frequently Asked Questions About Australian Stamp Duty