Stamp duty is one of the largest upfront costs in buying Australian property — often $10,000–$50,000+ depending on the state and purchase price. It's also one of the least understood, because every state and territory has different rates, thresholds, and concessions. This guide gives you the complete 2025 picture.
What Is Stamp Duty?
Stamp duty (formally called "transfer duty" in some states) is a state and territory government tax on the transfer of property. It's calculated as a percentage of the property's purchase price or market value (whichever is higher), and it must be paid within a set timeframe after settlement.
Stamp duty is separate from:
- LMI (Lenders Mortgage Insurance) — paid to the lender if you borrow above 80% LVR
- Conveyancing fees — legal fees for the property transfer
- Building and pest inspections — paid before purchase
- Council rates and water — ongoing costs after purchase
Stamp Duty Rates by State (2025)
New South Wales
| Purchase Price | Rate on Excess | |----------------|---------------| | $0–$16,000 | 1.25% | | $16,000–$35,000 | $200 + 1.5% | | $35,000–$93,000 | $485 + 1.75% | | $93,000–$351,000 | $1,500 + 3.5% | | $351,000–$1,168,000 | $10,530 + 4.5% | | Over $1,168,000 | $47,295 + 5.5% |
Example — $750,000 home in NSW: Stamp duty: approximately $28,775
First home buyer concessions (NSW):
- Full exemption: properties under $800,000
- Partial concession: properties $800,001–$1,000,000
- Optional Annual Property Tax: first home buyers can opt out of stamp duty and pay an annual land tax instead (check NSW Revenue for current eligibility)
Victoria
| Purchase Price | Rate | |----------------|------| | $0–$25,000 | 1.4% | | $25,000–$130,000 | $350 + 2.4% | | $130,000–$960,000 | $2,870 + 6% | | Over $960,000 | 5.5% of total |
Example — $750,000 home in VIC: Stamp duty: approximately $40,070
First home buyer concessions (VIC):
- Full exemption: properties under $600,000
- Reduced duty: properties $600,001–$750,000 (sliding scale)
- Off-the-plan concession available
Queensland
| Purchase Price | Rate | |----------------|------| | $0–$5,000 | Nil | | $5,000–$75,000 | $1.50 per $100 | | $75,000–$540,000 | $1,050 + $3.50 per $100 over $75,000 | | $540,000–$1,000,000 | $17,325 + $4.50 per $100 over $540,000 | | Over $1,000,000 | $38,025 + $5.75 per $100 over $1,000,000 |
Example — $750,000 home in QLD: Stamp duty: approximately $27,075
First home buyer concessions (QLD):
- Full concession: homes under $700,000 (if you live in it for 1 year)
- Partial concession: homes $700,001–$800,000
Western Australia
| Purchase Price | Rate | |----------------|------| | $0–$120,000 | 1.9% | | $120,000–$150,000 | $2,280 + 2.85% | | $150,000–$360,000 | $3,135 + 3.8% | | $360,000–$725,000 | $11,115 + 4.75% | | Over $725,000 | $28,453 + 5.15% |
Example — $750,000 home in WA: Stamp duty: approximately $29,741
First home buyer concessions (WA):
- Full exemption: properties under $430,000
- Partial concession: properties $430,001–$530,000
South Australia
| Purchase Price | Rate | |----------------|------| | $0–$12,000 | 1% | | $12,000–$30,000 | $120 + 2% | | $30,000–$50,000 | $480 + 3% | | $50,000–$100,000 | $1,080 + 3.5% | | $100,000–$200,000 | $2,830 + 4% | | $200,000–$250,000 | $6,830 + 4.25% | | $250,000–$300,000 | $8,955 + 4.75% | | $300,000–$500,000 | $11,330 + 5% | | Over $500,000 | $21,330 + 5.5% |
Example — $750,000 home in SA: Stamp duty: approximately $34,830
Tasmania
| Purchase Price | Rate | |----------------|------| | $0–$3,000 | $50 | | $3,000–$25,000 | $50 + 1.75% | | $25,000–$75,000 | $435 + 2.25% | | $75,000–$200,000 | $1,560 + 3.5% | | $200,000–$375,000 | $5,935 + 4% | | $375,000–$725,000 | $12,935 + 4.25% | | Over $725,000 | $27,810 + 4.5% |
Example — $750,000 home in TAS: Stamp duty: approximately $28,935
Australian Capital Territory
ACT uses a different "duty concession scheme" and has a separate annual rates system. The duty rates are progressive and ACT has progressively moved toward a broad-based land tax (annual rates) model.
First home buyer concessions (ACT):
- Full exemption below income thresholds (means-tested)
- Currently one of the more generous concession schemes nationally
Northern Territory
| Purchase Price | Rate | |----------------|------| | $0–$525,000 | Minimum $20 or ($2 × property value) / 1000 + 1.5% | | $525,000–$3,000,000 | Variable — effective rate around 3–4.95% |
NT has a more complex calculation formula. The NT Government Revenue Office has an online calculator.
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First Home Buyer Schemes: Reducing Stamp Duty
Federal: First Home Guarantee (FHBG)
Allows eligible first home buyers to purchase with a 5% deposit without paying LMI. The government guarantees up to 15% of the property value. Does not reduce stamp duty — but eliminates LMI (a separate cost).
- 50,000 places per financial year
- Income caps: $125,000 single / $200,000 joint
- Property price caps vary by state and region
Federal: First Home Super Saver Scheme (FHSS)
Allows up to $50,000 in voluntary super contributions to be withdrawn for a first home purchase. Reduces your effective tax rate on savings. Does not reduce stamp duty.
State First Home Buyer Grants
| State | Grant Amount | Property Cap | |-------|-------------|-------------| | NSW | $10,000 | $600,000 (new homes) | | VIC | $10,000 | $750,000 (regional); $0 metro | | QLD | $30,000 | $750,000 | | WA | $10,000 | $750,000 | | SA | $15,000 | No cap | | TAS | $30,000 | No cap | | NT | $10,000 | No cap | | ACT | $7,000 | $750,000 |
Eligibility conditions apply — typically: must be a first home buyer, must live in the property for 6–12 months, must be a new or substantially renovated home.
How Stamp Duty Is Paid
Stamp duty is payable at or before settlement. In practice:
- Your conveyancer calculates the exact amount owed
- Funds are included in your settlement statement
- Payment is made electronically at settlement to the state revenue office
- You cannot settle without paying stamp duty
For investment properties: stamp duty is a capital cost, not immediately tax deductible. It is added to your cost base for CGT purposes — which reduces your capital gains tax when you eventually sell.
Foreign Buyer Surcharge
Additional stamp duty applies to foreign purchasers in most states:
| State | Foreign Buyer Surcharge | |-------|------------------------| | NSW | 8% | | VIC | 8% | | QLD | 7% | | WA | 7% | | SA | 7% | | ACT | 0% (land tax equivalent) | | NT | 0% |
Foreign persons (including temporary visa holders in some states) may pay significantly higher duty. Permanent residents and Australian citizens are not affected by the surcharge.
Stamp Duty Calculators
Each state revenue office has official calculators:
- NSW: revenue.nsw.gov.au
- VIC: sro.vic.gov.au
- QLD: qld.gov.au/housing/buying-owning-home/transfer-duty
- WA: wa.gov.au/government/document-collections/transfer-duty-dutiable-value-and-assessments
- SA: revenuesa.sa.gov.au
- TAS: sro.tas.gov.au
- ACT: revenue.act.gov.au
- NT: treasury.nt.gov.au
Our Stamp Duty Calculator also provides instant estimates for all states.
FAQ
When do you pay stamp duty in Australia? Stamp duty is paid at settlement — typically 30–90 days after you exchange contracts. In some states you have 30 days from settlement; in others it's due on the day. Your conveyancer manages this as part of the settlement process.
Can stamp duty be included in the home loan? Generally no — stamp duty is an upfront cost that must be paid from your own funds. Some lenders allow you to capitalise stamp duty into the loan amount for certain products, but this is uncommon and increases your LVR. Stamp duty is not counted as part of the property's value for LVR purposes.
Is stamp duty tax deductible? For owner-occupier properties: no, stamp duty is not tax deductible. For investment properties: stamp duty is not immediately deductible but is added to your cost base, reducing capital gains tax when you sell.
Do pensioners get stamp duty discounts? Some states offer pensioner concessions for downsizing. Victoria has a pensioner duty exemption/concession for properties up to $600,000 (full exemption) or $750,000 (partial). Check with your state revenue office for current eligibility.
What happens if the property price changes after you've paid stamp duty? If the purchase price is renegotiated downwards after exchange (rare but possible), you can apply for a reassessment of duty paid. If the price increases, you may owe additional duty.