Stamp duty — formally called transfer duty in NSW, QLD, WA and SA — is a state and territory tax levied on property transactions. It is calculated as a percentage of the purchase price or market value (whichever is higher) and must be paid at or shortly after settlement. It is one of the most significant upfront costs of buying property in Australia, and understanding what you owe — and what concessions you may be entitled to — is essential planning.
What Is Stamp Duty and When Is It Paid?
Stamp duty (transfer duty) is a state and territory government tax on certain transactions, including the purchase of real property. The amount is calculated on a sliding scale based on the property's dutiable value — generally the purchase price or market value, whichever is greater. The tax is payable to the relevant state or territory revenue office, typically within 30 days of the contract date (some states allow payment at settlement).
As a general rule, the higher the purchase price, the higher the stamp duty rate that applies. Most states use a tiered structure where the rate increases as the property value rises. Stamp duty does not apply to your deposit or your loan — it is payable in addition to both.
Can Stamp Duty Be Added to the Loan?
Generally no — stamp duty must be paid separately from your home loan using your own funds. Some lenders allow it to be included in a guarantor loan (borrow up to 105% LVR), but this increases your total loan amount and interest cost. Budget for stamp duty as a separate cash requirement alongside your deposit.
Stamp Duty Rates by State and Territory (2026)
Stamp duty rates vary significantly across Australia. The table below shows approximate duty on a $750,000 residential property for a non-first home buyer. Rates change periodically — always verify with the relevant state or territory revenue office before relying on these figures.
| State | Approx. Duty on $750K | Rate Structure | Revenue Office |
|---|---|---|---|
| NSW | $28,157 | Tiered, from 1.25% to 5.5% | Revenue NSW |
| VIC | $40,070 | Tiered, from 1.4% to 6.5% | State Revenue Office VIC |
| QLD | $25,975 | Tiered, from 1% to 5.75% | Queensland Revenue Office |
| WA | $28,435 | Tiered, from 1.9% to 5.15% | RevenueWA |
| SA | $32,330 | Tiered, from 1% to 5.5% | RevenueSA |
| TAS | $26,750 | Tiered rates apply | State Revenue Office TAS |
| ACT | Abolished (replaced by general rates) | Land tax replaces stamp duty | ACT Revenue Office |
| NT | $35,850 | Tiered rates apply | Territory Revenue Office |
First Home Buyer Stamp Duty Concessions and Exemptions
Every state and territory offers some form of stamp duty relief for first home buyers, though the thresholds and conditions differ considerably. In NSW, first home buyers purchasing a new or established home up to $800,000 pay no stamp duty. Concessions apply on properties between $800,000 and $1,000,000. In Victoria, first home buyers purchasing a new home up to $600,000 are fully exempt; concessions apply to $750,000. QLD offers a first home concession on purchases up to $700,000.
Importantly, most states only provide concessions for properties below certain price thresholds. Buying above the threshold means you pay full stamp duty — the concession is not partial. The type of property also matters: some states restrict grants and concessions to new homes, while others cover established properties as well.
- ✓NSW: Full exemption to $800,000; concessions to $1,000,000 (new and existing homes)
- ✓VIC: Full exemption to $600,000; concessions to $750,000 (new homes)
- ✓QLD: First Home Concession to $700,000 (new and existing homes)
- ✓WA: Full exemption to $430,000; concessions to $530,000
- ✓SA: No stamp duty exemption (but FHOG of $15,000 available on new homes)
- ✓ACT: Stamp duty abolished — general rates and land tax system applies
- ✓TAS & NT: Concessions apply — confirm current thresholds with state revenue offices
Frequently Asked Questions
About the Author
Sakib Manzoor
Senior Finance Wellness Expert
Sakib Manzoor is the founder of Secure Finance and brings extensive experience in Australian mortgage broking and financial wellness. Specialising in helping clients achieve their property finance goals through personalised strategies and expert guidance, Sakib is FBAA accredited and committed to providing clear, actionable advice. All content is written to meet Australian regulatory standards and is regularly updated to reflect current market conditions.