Stamp Duty Australia: How Much Will You Pay in 2026?
Stamp duty — officially called transfer duty in most states — is a state and territory government tax charged on the purchase of property. It is one of the largest upfront costs of buying a home in Australia, typically adding $15,000 to $50,000 on top of the purchase price for a median-priced property. Understanding how it is calculated, and what exemptions may apply, can save you a significant amount of money.
What is stamp duty and who pays it?
Stamp duty is paid by the buyer (not the seller) of a property. It is a one-off tax levied when ownership of real estate is transferred. The tax is calculated as a percentage of the property's purchase price or market value (whichever is higher), using a tiered, ad valorem structure — meaning the rate rises as the property value rises. Payment is typically required within 30 days of settlement.
Every state and territory administers its own stamp duty regime, which means rates, thresholds, and exemptions differ considerably depending on where you buy.
How stamp duty is calculated
Stamp duty is calculated using a tiered structure — similar to income tax brackets. Each dollar of value falls into a tier, and the applicable rate applies to just that tier, not the full purchase price. The total duty is the sum of duty calculated across all tiers.
For example: on a $900,000 property in NSW, you would pay a base amount plus a percentage of the value above the relevant threshold — not a flat percentage of the whole $900,000.
Stamp duty rates by state (2026)
New South Wales
- $0–$16,000: $1.25 per $100
- $16,000–$35,000: $200 + $1.50 per $100 over $16,000
- $35,000–$93,000: $485 + $1.75 per $100 over $35,000
- $93,000–$351,000: $1,500 + $3.50 per $100 over $93,000
- $351,000–$1,168,000: $10,530 + $4.50 per $100 over $351,000
- $1,168,000–$3,505,000: $47,295 + $5.50 per $100 over $1,168,000
- Over $3,505,000: $175,830 + $7.00 per $100 over $3,505,000 (for residential property)
On a $900,000 home in NSW, stamp duty is approximately $35,835.
Victoria Rates range from 1.4% (under $25,000) to 6.5% (over $2,000,000). A $900,000 home attracts approximately $49,070.
Queensland Rates range from 1% (under $5,000) to 5.75% (over $1,000,000). A $900,000 home attracts approximately $37,350.
Western Australia Rates range from 1.9% (under $120,000) to 5.15% (over $725,000). A $900,000 home attracts approximately $37,675.
South Australia Rates range from 1% (under $12,000) to 5.5% (over $500,000). A $900,000 home attracts approximately $41,330.
Tasmania Rates range from 1.5% (under $3,000) to 4.5% (over $725,000).
Northern Territory NT uses a formula-based calculation. On a $900,000 property the duty is approximately $40,800.
Australian Capital Territory ACT uses a sliding scale with rates from 0% to 4.95%. ACT has also been transitioning to a land tax model, gradually replacing stamp duty for owner-occupiers.
Foreign buyer surcharges
If you are a foreign person (a non-citizen, non-permanent resident, or foreign corporation) purchasing residential property in Australia, you will pay an additional surcharge on top of standard stamp duty:
| State | Foreign Buyer Surcharge |
|---|---|
| NSW | 8% |
| VIC | 8% |
| QLD | 7% |
| SA | 7% |
| WA | 7% |
| TAS | N/A (currently) |
| NT | N/A |
| ACT | N/A |
On a $900,000 property in NSW, the surcharge alone is $72,000 — on top of the base stamp duty. Temporary visa holders (including 482, 500, and other temporary residents) are generally treated as foreign persons for stamp duty purposes.
First home buyer exemptions and concessions
Most states offer full or partial stamp duty exemptions for first home buyers purchasing below a certain threshold. These are among the most valuable concessions available to new property buyers.
NSW: Full exemption for new and existing homes up to $800,000. Concession on homes $800,000–$1,000,000. (Applies to the First Home Buyers Assistance Scheme.)
VIC: Full exemption on homes up to $600,000; concession up to $750,000.
QLD: Full rebate on homes up to $700,000 for first home buyers (First Home Concession).
WA: Full exemption on homes up to $430,000; concession up to $530,000.
SA: First home buyers receive a concession of up to $15,500 on stamp duty.
TAS: Concession of 50% on stamp duty for first home buyers on homes up to $600,000.
NT: First home buyers can receive a stamp duty concession of up to $18,601.
ACT: First home buyers with a household income under $160,000 receive a full stamp duty exemption (Home Buyer Concession Scheme).
To qualify for first home buyer concessions, you must generally meet these conditions: you have never previously owned property in Australia, the property will be your principal place of residence, and you must move in within a specified period (usually 12 months of settlement).
Calculate your stamp duty
Stamp duty amounts can vary significantly depending on the state, purchase price, residency status, and whether first home buyer concessions apply. Use our stamp duty calculator to get an accurate estimate for your specific situation.