Understanding Stamp Duty in Australia: Calculator Guide & Exemptions
A complete guide to stamp duty (transfer duty) across all Australian states and territories in 2026 — rates, exemptions, concessions, and how to calculate your costs.
Stamp duty (officially called transfer duty in most states) is a state government tax paid when you purchase property in Australia. It is typically the largest upfront cost after the deposit itself, ranging from $10,000 to $60,000+ depending on the property value and your state. In 2026, each state and territory sets its own rates, exemptions, and concession thresholds.
How Stamp Duty Is Calculated
Stamp duty is calculated on the higher of the purchase price or the market value of the property. It uses a progressive rate structure — similar to income tax brackets — where higher portions of the property value are taxed at higher rates.
Stamp Duty Rates by State (2026)
New South Wales
| Property Value | Rate |
|---|---|
| $0 – $17,000 | $1.25 per $100 |
| $17,001 – $36,000 | $213 + $1.50 per $100 over $17,000 |
| $36,001 – $97,000 | $498 + $1.75 per $100 over $36,000 |
| $97,001 – $364,000 | $1,566 + $3.50 per $100 over $97,000 |
| $364,001 – $1,212,000 | $10,911 + $4.50 per $100 over $364,000 |
| $1,212,001 – $3,636,000 | $49,071 + $5.50 per $100 over $1,212,000 |
| Over $3,636,000 | $182,391 + $7.00 per $100 over $3,636,000 |
Example: A $800,000 home in Sydney → approximately $31,490 in stamp duty.
Victoria
| Property Value | Rate |
|---|---|
| $0 – $25,000 | 1.4% |
| $25,001 – $130,000 | $350 + 2.4% of amount over $25,000 |
| $130,001 – $960,000 | $2,870 + 6.0% of amount over $130,000 |
| $960,001 – $2,000,000 | 5.5% of total value |
| Over $2,000,000 | $110,000 + 6.5% of amount over $2,000,000 |
Example: A $750,000 home in Melbourne → approximately $40,070 in stamp duty.
Queensland
| Property Value | Rate |
|---|---|
| $0 – $5,000 | Nil |
| $5,001 – $75,000 | $1.50 per $100 over $5,000 |
| $75,001 – $540,000 | $1,050 + $3.50 per $100 over $75,000 |
| $540,001 – $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: A $650,000 home in Brisbane → approximately $21,275 in stamp duty.
Western Australia
| Property Value | Rate |
|---|---|
| $0 – $120,000 | 1.9% |
| $120,001 – $150,000 | $2,280 + 2.85% over $120,000 |
| $150,001 – $360,000 | $3,135 + 3.8% over $150,000 |
| $360,001 – $725,000 | $11,115 + 5.15% over $360,000 |
| Over $725,000 | $29,912 + 5.15% over $725,000 |
South Australia
| Property Value | Rate |
|---|---|
| $0 – $12,000 | 1.0% |
| $12,001 – $30,000 | $120 + 2.0% over $12,000 |
| $30,001 – $50,000 | $480 + 3.0% over $30,000 |
| $50,001 – $100,000 | $1,080 + 3.5% over $50,000 |
| $100,001 – $200,000 | $2,830 + 4.0% over $100,000 |
| $200,001 – $250,000 | $6,830 + 4.25% over $200,000 |
| $250,001 – $300,000 | $8,955 + 4.75% over $250,000 |
| $300,001 – $500,000 | $11,330 + 5.0% over $300,000 |
| Over $500,000 | $21,330 + 5.5% over $500,000 |
Stamp Duty Exemptions and Concessions
First Home Buyer Exemptions
| State | Exemption Threshold | Concession Range |
|---|---|---|
| NSW | Full exemption up to $800,000 | Concession $800,001–$1,000,000 |
| VIC | Full exemption up to $600,000 | Concession $600,001–$750,000 |
| QLD | Full concession up to $700,000 | Partial $700,001–$800,000 |
| WA | Full exemption up to $430,000 | Concession $430,001–$530,000 |
| SA | Full exemption on new homes up to $650,000 | — |
| ACT | Full exemption up to $1,000,000 (income tested) | — |
| TAS | 50% discount on homes up to $600,000 | — |
| NT | Full concession (varies by scheme) | — |
Other Exemptions
- Off-the-plan concessions: Some states offer stamp duty reductions for purchasing off-the-plan apartments, calculated on the land value at contract date rather than completion value
- Foreign buyer surcharge: Foreign purchasers pay an additional 7–8% surcharge on top of standard stamp duty in most states
- Pensioner concessions: Some states offer concessions for eligible pensioners downsizing
How to Reduce Your Stamp Duty
- Buy below the concession threshold: If you're close to a threshold, even a small price reduction can save thousands in stamp duty
- Buy a new home as a first home buyer: Combining FHOG eligibility with stamp duty concessions maximises your savings
- Buy off-the-plan: Some states calculate duty on the land component only for off-the-plan purchases
- Negotiate the purchase price: Every dollar saved on the purchase price reduces stamp duty proportionally
- Check eligibility for all concessions: Many buyers miss state-specific programs — consult a mortgage broker
Stamp Duty vs Annual Property Tax
The ACT is phasing out stamp duty in favour of an annual land tax (rates). No other state has adopted this model yet, though NSW considered (and later abandoned) a choice model. The debate continues across Australia about whether stamp duty — a large one-off cost that discourages property transactions — should be replaced by a broader-based annual levy.
Frequently Asked Questions
Is stamp duty included in my home loan?
Some lenders allow you to capitalise (add) stamp duty into your home loan, but this increases your LVR and may trigger Lenders Mortgage Insurance. Most buyers pay stamp duty from their savings.
When do I pay stamp duty?
Stamp duty is typically due within 30 days of settlement (varies by state). Your conveyancer or solicitor handles the payment process.
Can I get a refund if I sell the property quickly?
Generally no. Stamp duty is non-refundable once paid, regardless of how quickly you sell.
Does stamp duty apply to inherited property?
Transfers to beneficiaries under a will are usually exempt from stamp duty, though voluntary transfers between family members are not.
This article is general information only and does not constitute financial advice. CREDIGO is a digital marketplace operated by EMERGUS CAPITAL PTY LTD (ABN 65 669 945 000). We do not hold an ACL or AFSL. Stamp duty rates change — always verify with your state revenue office.
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