Australian Stamp Duty Calculator (2026 Regulations)
Estimated Breakdown
Australia Stamp Duty Rates 2026: A Complete Guide by State & Territory
A full breakdown of how stamp duty works in NSW, VIC, QLD, WA, SA, TAS, ACT and NT — including first home buyer exemptions, owner-occupier concessions and foreign buyer surcharges — based on the rates each state and territory revenue office had published as of September 2026.
What is stamp duty?
Stamp duty — officially called transfer duty, land transfer duty or conveyance duty depending on the state — is a one-off tax charged by state and territory governments whenever property changes hands. There's no federal stamp duty in Australia; each of the eight jurisdictions sets its own rates, thresholds and first home buyer concessions, which is why the same $700,000 purchase can cost a buyer nothing in duty in one state and tens of thousands of dollars in another.
For most buyers, stamp duty is one of the largest upfront costs of a property purchase, on top of the deposit, legal fees, building and pest inspections, and loan establishment costs. It's generally paid at or shortly after settlement, and your conveyancer or solicitor usually lodges and pays it on your behalf using the funds you provide at settlement. To estimate the rest of your purchase budget — repayments, interest and borrowing power — try our free Australian mortgage calculator.
How stamp duty Calculator Works
Every state uses a progressive (marginal) rate scale, similar in principle to income tax brackets — except in the Northern Territory, which uses its own formula, and the ACT, which switches to a flat percentage above $1,455,000. In a progressive scale, you don't pay one flat rate on the whole purchase price; instead, each slice of the property's value is taxed at the rate for that bracket, and the amounts are added together.
For example, under the current NSW scale, a $1,350,000 property attracts $52,237 in duty on the first $1,290,000, plus 5.5% on the remaining $60,000 — a total of $55,537, not 5.5% of the full price.
Duty is calculated on the dutiable value, which is the higher of the contract price or the property's market value. This matters for related-party transfers (for example, selling a property to a family member below market price), where the revenue office will typically assess duty on the market value instead of the discounted price actually paid.
What changes the amount you pay
- The state or territory — rates and brackets are set independently by each jurisdiction.
- Whether you're a first home buyer — most states offer a full or partial exemption if you meet the eligibility rules.
- Whether you'll live in the property — Victoria, Queensland and the ACT charge owner-occupiers a lower rate than investors.
- New build vs established home vs vacant land — Queensland and South Australia in particular treat these very differently for first home buyers.
- Your residency status — foreign purchasers pay an additional surcharge in six of the eight jurisdictions.
State-by-state stamp duty rates for 2026
Below is a summary of the current standard (owner-occupier/investor) rates and the headline first home buyer treatment in each state and territory.
| State | Top rate | First home buyer exemption | Foreign surcharge |
|---|---|---|---|
| NSW | 5.5% (7% premium over $3.87m) | Full exemption to $800,000; concession to $1,000,000 | 9% |
| VIC | 6.5% | Full exemption to $600,000; concession to $750,000 | 8% |
| QLD | 5.75% | Established home: exempt to $700,000; new home/land: no cap | 8% |
| WA | 5.15% | Full exemption to $600,000; concession to $800,000 | 7% |
| SA | 5.5% | New home/land only: no cap; established homes get no concession | 7% |
| TAS | 4.5% | None currently (temporary exemption ended 30 June 2026) | 8% |
| ACT | 4.54% flat above $1.455m | Full exemption, no cap, no income test (from 1 July 2026) | None |
| NT | 5.95% | No duty concession; $50,000 HomeGrown Territory grant instead | None |
New South Wales (NSW)
NSW calls it "transfer duty." Rates run from 1.25% on the first $18,000 up to 5.5% on value over $1,290,000, with a 7% premium rate on residential property above $3,870,000. First home buyers pay nothing on a new or existing home up to $800,000, with a sliding concession up to $1,000,000 under the First Home Buyers Assistance Scheme (FHBAS); vacant land is exempt to $350,000 and concessional to $450,000. Foreign purchasers pay a 9% surcharge purchaser duty on top of standard duty.
Victoria (VIC)
Victoria's "land transfer duty" runs to 6.5% above $2,000,000, with a flat 5.5% band between $960,000 and $2,000,000. Owner-occupiers get a lower principal place of residence (PPR) rate, but only on properties valued at $550,000 or less — buy for $550,001 and you pay the full general rate on the entire amount, not just the excess. First home buyers get a full exemption to $600,000 and a sliding concession to $750,000. Foreign purchasers pay an 8% additional duty.
Queensland (QLD)
Queensland has arguably the most generous first home buyer settings in the country. Since 1 May 2025, eligible first home buyers purchasing or building a brand-new home, or buying vacant land to build their first home, pay no transfer duty at all — with no value cap. For an established home, the first home concession gives a full exemption up to $700,000 and a sliding concession to $799,999. Owner-occupiers who aren't first home buyers still get a lower "home concession" rate than investors. Additional Foreign Acquirer Duty (AFAD) of 8% applies to foreign buyers.
Western Australia (WA)
WA's general transfer duty rate scale tops out at 5.15% above $725,000 and applies the same way to owner-occupiers and investors. The First Home Owner Rate (FHOR) was significantly expanded from 7 May 2026: eligible first home buyers now pay no duty on a home up to $600,000, with a concessional rate up to $800,000 (up from $500,000/$700,000 previously). Vacant land is exempt to $450,000 and concessional to $550,000. Foreign buyers pay an additional 7% duty.
South Australia (SA)
SA uses a nine-bracket scale up to 5.5% above $500,000, applied equally to owner-occupiers and investors — SA doesn't offer a general owner-occupier discount. Its first home buyer relief is unusual: it only applies to new homes and vacant land to build on, with no price cap, and gives established-home buyers no concession at all. A separate $15,000 First Home Owner Grant is available on new builds. Foreign purchasers pay a 7% ownership surcharge.
Tasmania (TAS)
Tasmania has the lowest top marginal rate on the mainland/island states at 4.5%, on a schedule that's been unchanged since October 2013. A temporary 100% duty exemption for first home buyers of established homes up to $750,000 applied to settlements between 18 February 2024 and 30 June 2026, but it was not extended in the 2026-27 Tasmanian Budget — so first home buyers of established homes now pay standard duty. A separate $20,000 First Home Owner Grant remains available for new-build purchases. Foreign purchasers pay an 8% surcharge.
Australian Capital Territory (ACT)
The ACT has been progressively phasing out conveyance duty since 2012 as part of a long-term shift to land tax, and it shows: eligible owner-occupiers get a much lower rate schedule than investors, and — the standout 2026 change — the Home Buyer Concession Scheme (HBCS) now gives eligible first home buyers a full duty exemption with no property value cap and no income test, from 1 July 2026. Above $1,455,000, duty switches to a flat 4.54% of the full value (less a $35,238 deduction for eligible owner-occupiers). The ACT is the only jurisdiction with no foreign purchaser duty surcharge.
Northern Territory (NT)
The NT calculates duty on properties up to $525,000 using a formula (0.06571441 × V² + 15 × V, where V is the value in thousands) rather than simple brackets, then applies flat rates of 4.95%, 5.75% or 5.95% above that. There's no dedicated first home buyer stamp duty concession in the NT — instead, eligible first home buyers can access the $50,000 HomeGrown Territory Grant on new homes, though that grant is due to close to new contracts after 30 September 2026. The NT charges no foreign purchaser surcharge and has no annual land tax.
First home buyer concessions compared
If you're buying your first home, the state you buy in changes your stamp duty bill more than almost any other factor. Queensland, South Australia (new homes only) and, from 1 July 2026, the ACT now offer uncapped full exemptions for eligible first home buyers — meaning a first home buyer spending $1.2 million in those categories could pay zero duty, while the same purchase in Victoria or Tasmania attracts full standard duty. NSW and WA sit in between, with generous but capped exemptions.
Eligibility generally requires that you (and your spouse, if applicable) have never owned residential property anywhere in Australia, that you're an Australian citizen or permanent resident (or, in some states, a "specified foreign retiree"), and that you move in and live there as your main home — usually within 12 months of settlement, for a continuous period of 6–12 months depending on the state. Always check the specific rules with the relevant revenue office before you sign a contract, since getting the residence requirement wrong can trigger a reassessment and a bill for the full duty later. Not sure whether buying or renting makes more financial sense in your situation? Our rent vs buy calculator for Australia compares the two side by side.
Foreign buyer surcharges
If you're a foreign person purchasing residential property, six of the eight jurisdictions add a duty surcharge on top of standard transfer duty: 9% in NSW, 8% in Victoria, Queensland and Tasmania, and 7% in Western Australia and South Australia. This surcharge is calculated on the full dutiable value and is paid in addition to — not instead of — ordinary transfer duty. The ACT and Northern Territory are the only jurisdictions that don't charge a foreign purchaser duty surcharge, although several states also apply an annual land tax surcharge to foreign-owned property that sits outside the scope of this guide.
Mistakes to avoid
Common stamp duty mistakes
- Assuming your quote transfers between states. A first home buyer exemption that fully covers a $700,000 property in Queensland doesn't automatically apply if you buy the equivalent property in Victoria.
- Missing the residence requirement. First home buyer and owner-occupier concessions usually require you to move in within 12 months and live there for a set period — renting the property out early can trigger a duty clawback.
- Budgeting for duty but forgetting registration fees. Land titles registration, mortgage registration and search fees are separate from stamp duty and are payable on top.
- Not checking the vacant land vs new home distinction. In Queensland and South Australia especially, this single choice can be the difference between paying nothing and paying full duty.
- Assuming stamp duty can be added to your home loan. In nearly all cases it can't — it's a cash cost you need to have ready at or before settlement, separate from your deposit. See our Australian mortgage calculator to model what actually goes into your loan.
Frequently asked questions
How do I calculate stamp duty?
Find your state's rate table, work out which bracket your property's dutiable value (the higher of the purchase price or market value) falls into, then add the base amount for that bracket to the marginal rate applied to the portion of the value above the bracket's threshold. The state-by-state breakdown above covers the current bracket figures for all eight states and territories, including first home buyer and foreign buyer adjustments — for a legally binding figure, confirm with your conveyancer or state revenue office.
How is stamp duty calculated in Queensland?
Queensland uses a four-bracket progressive scale up to 5.75% for investors, or a lower "home concession" scale for owner-occupiers. First home buyers get an additional deduction on established homes up to $799,999, and a full, uncapped exemption on new homes or vacant land to build their first home, effective from 1 May 2025.
Do first home buyers pay stamp duty in Australia?
Usually not, or a reduced amount, provided the purchase price is under each state's exemption or concession threshold. Queensland and South Australia (for new homes) offer uncapped exemptions, and from 1 July 2026 the ACT does too. NSW and WA offer generous but capped exemptions. Victoria and Tasmania offer more limited relief, and the Northern Territory offers no duty concession at all, relying instead on a cash grant.
Is stamp duty the same in every Australian state?
No. Each state and territory sets its own rates, brackets, first home buyer thresholds and foreign buyer surcharges independently, so the duty payable on an identical property price can vary by tens of thousands of dollars depending on location.
When is stamp duty due?
Timing varies by state — commonly within 30 days to 3 months of the contract date or settlement, whichever is earlier. Your conveyancer or solicitor typically arranges payment as part of the settlement process, so it needs to be funded alongside your deposit.
Can stamp duty be added to my home loan?
Generally no. Stamp duty is a government tax, not a purchase cost that lenders will finance as part of your mortgage in most cases, so you need the funds available in cash (on top of your deposit) by settlement. You can use the Australian mortgage calculator to work out how much of the property price a lender will actually cover.
Is stamp duty tax deductible?
Not immediately. For an investment property, stamp duty is generally added to the property's cost base and reduces your capital gain (and therefore your capital gains tax) when you eventually sell. For an owner-occupied home, it isn't tax deductible at all. This is general information, not tax advice — speak to a registered tax agent about your specific situation.
Related calculators and tools
Sources: Revenue NSW, State Revenue Office Victoria, Queensland Revenue Office, RevenueWA, RevenueSA, State Revenue Office Tasmania, ACT Revenue Office, Territory Revenue Office NT. Rates checked September 2026 and are subject to change — always confirm current figures with the relevant office before transacting.