How Stamp Duty Works Across Australia
Stamp duty, officially called "transfer duty" in most jurisdictions, is a state-level tax applied when you purchase or transfer property. Unlike income tax or GST, stamp duty is not set by the federal government; each state and territory has its own legislation, rate schedule, concessions, and exemptions. This means the duty you pay on an identical property can differ by tens of thousands of dollars depending on where it is located.
Key Differences Between States
While all jurisdictions use a broadly progressive system, higher-value properties attract more duty, the mechanics vary considerably:
- NSW uses a seven-bracket progressive scale with rates from 1.25% to 7%, plus a premium duty tier for properties over $3.6 million.
- VIC applies a similar bracket system but adds a flat premium rate of 5.5% for properties above $960,000, plus a 6.5% rate for the highest tier.
- QLD has five brackets with a top rate of 5.75% for properties over $1 million.
- WA uses five brackets with a top rate of 5.15%, making it one of the more moderate rate structures.
- SA applies rates up to 5.5% and is one of the few states that does not offer a full stamp duty exemption for first home buyers.
- TAS uses a four-bracket system with a top rate of 4.5% , among the lowest in Australia.
- ACT is actively reforming stamp duty, phasing it out over a 20-year period in favour of an annual land tax. Buyers currently pay reduced rates during the transition.
- NT uses a unique formula-based calculation (rather than brackets), which can produce different outcomes compared to bracket-based systems at certain price points.
2025–2026 Stamp Duty Rate Comparison
The table below shows the approximate stamp duty payable on selected property values for a standard (non-first-home, non-foreign) buyer in each state and territory:
| Property Value | NSW | VIC | QLD | WA | SA | TAS | ACT | NT |
|---|---|---|---|---|---|---|---|---|
| $500,000 | $17,990 | $21,970 | $15,925 | $17,765 | $21,330 | $18,248 | $11,400 | $23,929 |
| $750,000 | $29,240 | $31,070 | $26,600 | $28,453 | $33,830 | $29,498 | $19,900 | $38,188 |
| $1,000,000 | $40,490 | $55,000 | $38,025 | $40,315 | $46,830 | $40,748 | $29,200 | $49,500 |
| $1,500,000 | $66,240 | $82,500 | $56,600 | $62,065 | $74,330 | $63,248 | $46,500 | $67,088 |
| $2,000,000 | $93,490 | $110,000 | $85,350 | $84,940 | $101,830 | $85,748 | $64,700 | $80,520 |
Values are approximate and based on 2025–2026 published rate schedules. Use the calculator above for precise figures tailored to your buyer category and state.
First Home Buyer Concessions
Every state and territory offers concessions or exemptions for eligible first home buyers, but the details vary widely:
- NSW: Full exemption up to $800,000; concession up to $1,000,000.
- VIC: Full exemption up to $600,000; concession up to $750,000.
- QLD: Full exemption up to $500,000 (existing) or $700,000 (new homes); concession up to $550,000/$800,000.
- WA: Full exemption up to $430,000; concession up to $530,000.
- SA: No stamp duty exemption, but eligible first home buyers receive a $15,000 First Home Owner Grant for new homes.
- TAS: 50% duty discount for first home buyers on properties up to $600,000.
- ACT: Full exemption on properties up to approximately $1,000,000 (income-tested).
- NT: Concessions available via the Territory Home Owner Discount scheme.
Foreign Buyer Surcharges
Most states and territories impose an additional stamp duty surcharge on foreign buyers of residential property. This surcharge is applied on top of the standard transfer duty and typically ranges from 7% to 8%. Check the calculator's foreign buyer option to see the exact surcharge for your state.
Disclaimer: This calculator provides estimates based on publicly available rate schedules from each state and territory revenue office. Actual duty may differ based on specific circumstances, property type, and recent legislative changes. Consult a solicitor or conveyancer for precise figures.