Australia Stamp Duty by State (2026–27): Rates, Costs & How to Calculate

Stamp duty is one of the largest upfront costs in any Australian property transaction, and yet it remains one of the most misunderstood. One buyer can pay zero stamp duty while their neighbour pays $40,000 on a nearly identical property, simply because they are in a different state or fall into a different buyer category.

With property prices still elevated across most Australian capitals in 2025, understanding exactly how stamp duty works in your state is not optional — it is essential to your budget and your buying strategy. The 2025-26 financial year has brought several significant changes: Queensland scrapped the price cap for first home buyers purchasing new homes from May 2025, NSW increased its foreign buyer surcharge to 9%, and Western Australia expanded its first home buyer thresholds for the first time in over a decade.

This guide cuts through the complexity. Whether you are buying your first home in Adelaide, an investment property in Melbourne, or a house-and-land package in Perth, this is your complete, state-by-state reference for stamp duty in Australia — updated for 2025-26.

Use the free stamp duty calculator Australia to get your instant estimate before reading on.

What Is Stamp Duty and How Is It Calculated?

Stamp duty — officially known as transfer duty in most Australian states — is a one-off government tax on the purchase or transfer of property. It is collected by individual state and territory governments and goes toward funding public services, infrastructure, and housing programs.

The name dates back to the 1800s, when a physical rubber stamp was applied to legal documents to certify a transaction. While the stamp is long gone, the tax remains — and it now generates over $12 billion per year for state governments in NSW alone.

How Is Stamp Duty Calculated?

Stamp duty uses a progressive (tiered) rate structure, similar to income tax. This means you only pay the higher rate on the portion of the property value above each threshold, not on the entire purchase price.

What Affects How Much You Pay?

The key factors that determine your stamp duty bill are:

• State or territory: The single most important factor. The same property can cost $15,000 more in duty in one state versus another.
• Property value: Higher values mean higher duty, with rates stepping up through brackets.
• Buyer type: First home buyer, owner-occupier, investor, or foreign buyer — each category attracts different rates and concessions.
• Property type: New home, established home, vacant land, or off-the-plan purchase — each can trigger different exemptions.
• Residency status: Foreign buyers pay an additional surcharge of 7–9% on top of standard rates in most states.

Stamp Duty Comparison: All Australian States at a Glance

The table below compares stamp duty costs for a standard residential purchase (non-first home buyer, owner-occupier) at three key price points across all eight states and territories in 2026-27. This is the data your conveyancer uses when preparing your budget.

Source: State Revenue Offices (2025-26). Figures are indicative estimates for standard residential purchases with no concessions applied. Always verify with official state calculators.

Want the exact figure for your property? Use the stamp duty Australia  calculator— it covers all 8 states and territories.

New South Wales (NSW) — Stamp Duty Rates and Exemptions 2026-27

NSW generates more stamp duty revenue than any other Australian state — over $12 billion per year. With Sydney’s median house price exceeding $1.1 million, stamp duty is a significant financial hurdle for most buyers.

NSW Standard Stamp Duty Rates (2026-27)

Source: Revenue NSW (revenue.nsw.gov.au) — effective 1 July 2025.

NSW Premium Property Duty

For residential properties valued above $3,721,000 (the 2026-27 threshold, indexed to Sydney CPI annually), an additional 7% premium rate applies to the portion above the threshold. This is separate from the standard transfer duty.

NSW First Home Buyer Stamp Duty Exemptions

NSW Home Buyer Choice: Annual Property Tax Option

Eligible buyers purchasing properties up to $1.5 million can choose between paying stamp duty upfront or opting into an annual property tax of approximately $400 per year plus 0.3% of land value for owner-occupiers. This suits buyers who plan to sell within a few years, as the annual tax accumulates over time and typically exceeds the upfront stamp duty cost for those who hold the property long-term.

NSW Stamp Duty Examples

Note: Exact amounts may vary. Always verify with Revenue NSW calculator at revenue.nsw.gov.au.

Victoria (VIC) — Land Transfer Duty Rates and Exemptions 2026-27

Victoria collects stamp duty under the name land transfer duty, administered by the State Revenue Office (SRO Victoria). Victoria is consistently ranked among the most expensive states for stamp duty, particularly for properties in the $960,000 to $2,000,000 range, where a unique flat rate structure applies.

VIC Standard Land Transfer Duty Rates (2026-27)

Source: State Revenue Office Victoria (sro.vic.gov.au).

VIC First Home Buyer Duty Exemption and Concession

VIC Off-the-Plan Concession (Expanded Until October 2026)

From 21 October 2024 to 20 October 2026, Victoria expanded its off-the-plan duty concession to ALL buyers — including investors. This means anyone purchasing an apartment, unit, or townhouse in a strata subdivision can have construction costs deducted from the dutiable value. A buyer purchasing a $620,000 apartment off-the-plan could save approximately $28,000 in duty under this concession.

VIC Stamp Duty Examples

Note: The 5.5% flat rate applies to the entire purchase price for properties valued $960,001 to $2,000,000.

Queensland (QLD) — Transfer Duty Rates and Exemptions 2026-27

Queensland consistently offers the lowest stamp duty rates of any mainland Australian state — and recent 2025 changes have made it even more attractive for first home buyers. Brisbane has seen significant price growth since 2021, but buyers still benefit from lower transfer duty compared to NSW and VIC.

QLD Transfer Duty Rates — Owner-Occupier (Home Concession)

Note: The home concession rate applies to owner-occupiers. Investors pay a higher standard rate, making QLD one of the few states that differentiates between owner-occupiers and investors for standard duty.

QLD First Home Buyer Transfer Duty Concession — 2025 Updates

Western Australia (WA) — Transfer Duty Rates and Exemptions 2026-27

Western Australia administers transfer duty (stamp duty) through the Department of Finance (finance.wa.gov.au). WA has Australia’s lowest top marginal rate at 5.15%, making it relatively competitive for higher-value properties. March 2025 brought the first threshold increases for first home buyers in over a decade.

WA Transfer Duty Rates (2026-27)

WA First Home Buyer Duty Relief — Updated March 2025

South Australia (SA) — Stamp Duty Rates and Exemptions 2026-27

South Australia administers stamp duty through RevenueSA (revenuesa.sa.gov.au). SA’s rates sit toward the higher end of the national spectrum, but the state has a unique and very generous policy for first home buyers — with one important limitation.

SA Standard Stamp Duty Rates

SA First Home Buyer Stamp Duty Exemption — New Homes Only

Tasmania (TAS) — Stamp Duty Rates and Exemptions 2026-27

Tasmania administers stamp duty through the State Revenue Office (sro.tas.gov.au). Tasmania offers Australia’s lowest top marginal rate at 4.5%, making it one of the more affordable states for stamp duty on higher-value properties. For properties under $750,000, Tasmania uses a highly staggered bracket system.

TAS Standard Stamp Duty Rates

Tasmania offers a stamp duty exemption for eligible first home buyers purchasing homes valued at $750,000 or less. Buyers should consult the State Revenue Office Tasmania for current eligibility thresholds.

Australian Capital Territory (ACT) — Stamp Duty Rates 2026-27

The ACT (Canberra) is gradually phasing out stamp duty as part of a 20-year tax reform plan that began in 2012. The ACT is replacing stamp duty with increased general rates (land tax) over time. As a result, ACT offers some of Australia’s lowest stamp duty rates for most price brackets.

For the 2026-27 financial year, the ACT Home Buyer Concession Scheme provides full exemption for eligible buyers on properties up to $1,020,000, with a sliding concession to $1,455,000. These thresholds are indexed annually to Canberra’s Consumer Price Index from July 2025 — a world-first automatic indexation mechanism for stamp duty thresholds.

Northern Territory (NT) — Stamp Duty Rates 2026-27

The Northern Territory administers stamp duty through the NT Treasury (treasury.nt.gov.au). NT uses a unique formula-based calculation for properties under $525,000, transitioning to standard bracket rates above this threshold. NT has some of the highest effective stamp duty rates in Australia for mid-range properties.

For example, stamp duty on a $500,000 property in the NT is approximately $23,929 — significantly higher than QLD ($8,750) or ACT ($8,720) for the same purchase price. The NT does not currently offer first home buyer stamp duty concessions or exemptions, though exemptions may apply for eligible house-and-land packages in specific circumstances.

First Home Buyer Stamp Duty Exemptions: Complete State-by-State Summary

This is the section that could save you tens of thousands of dollars. Every state except the NT offers some form of first home buyer stamp duty relief, but the thresholds, conditions, and eligibility rules differ significantly.

Source: State and Territory Revenue Offices (2026-27). Always verify current eligibility with the relevant revenue office before purchasing.

Calculate your first home buyer stamp duty savings instantly using the free stamp duty calculator For the Australia.

Stamp Duty for Investors: What You Need to Know

If you are purchasing an investment property in Australia, there is one critical rule that applies in every single state and territory without exception: investors pay full stamp duty, with no exemptions or concessions.

Key Rules for Investment Property Stamp Duty

• No state or territory in Australia offers stamp duty exemptions or concessions for investment property purchases.
• In Queensland, the standard (non-home-concession) transfer duty rates apply to investment properties — typically higher than owner-occupier rates.
• Stamp duty cannot be claimed as a tax deduction in the year of purchase. It is treated as a capital expense.
• Stamp duty does form part of your property’s cost base for Capital Gains Tax (CGT) purposes, which can reduce your taxable capital gain when you sell the property.
• VIC’s expanded off-the-plan concession (until October 2026) is a notable exception — it applies to all buyers, including investors, for eligible strata properties.

Stamp Duty and CGT: What Investors Often Miss

Foreign Buyer Stamp Duty Surcharges by State (2026-27)

Foreign persons — generally non-Australian citizens or non-permanent residents — face significant additional stamp duty surcharges when purchasing residential property in Australia. These surcharges are charged on top of standard transfer duty and can add tens of thousands of dollars to the cost of a property purchase.

Note: New Zealand citizens holding a Special Category Visa (Subclass 444) may be exempt from foreign buyer surcharges in some states. Verify with the relevant revenue office.

Strategies to Reduce or Avoid Stamp Duty Legally

There are legitimate ways to reduce your stamp duty bill. These are not loopholes — they are government policies designed to help specific buyer categories.

1. Maximise Your First Home Buyer Exemption

If you are eligible for a first home buyer exemption, ensure your property is priced below or at the threshold for your state. Paying $1 over the NSW $800,000 threshold moves you into a sliding scale concession rather than a full exemption. The saving for staying under the threshold can be significant.

2. Consider Buying Off-the-Plan

In Victoria, all buyers (including investors) can access the expanded off-the-plan concession until October 2026. This allows construction costs to be deducted from the dutiable value, potentially saving $20,000-$30,000 on a typical apartment purchase. In NSW, off-the-plan buyers who intend to owner-occupy can defer payment by up to 15 months.

3. Buy Vacant Land Separately

In most states, stamp duty on vacant land is calculated only on the land value — not the value of the house you plan to build. This can result in substantially lower duty compared to purchasing a completed property. Check your state’s rules on house-and-land packages.

4. Explore the ACT’s Low Rates

If you have flexibility about where you buy, the ACT offers some of Australia’s lowest stamp duty rates and has the highest first home buyer exemption threshold ($1,020,000 in 2025-26). There is also no foreign buyer surcharge in the ACT.

5. Consider NSW’s Annual Property Tax Option

NSW first home buyers purchasing properties up to $1.5 million can opt into an annual property tax instead of upfront stamp duty. If you plan to sell within three to five years, this option can save you the full stamp duty amount upfront. For long-term holders, the accumulated annual payments often exceed the upfront stamp duty.

6. Check for Pensioner and Concession Card Holder Relief

In VIC and several other states, holders of certain Commonwealth concession cards may be eligible for significant stamp duty reductions — in some cases equal to the first home buyer exemption. These concessions are little-known and often overlooked.

Most Common Stamp Duty Mistakes Australian Buyers Make

These mistakes cost buyers thousands of dollars every year. Read this section carefully before you sign a contract.

Official State Revenue Office Resources

Always verify stamp duty rates and your eligibility for concessions directly with the relevant state or territory revenue office before making any property purchase decisions.

Final Words about Australia Stamp Duty

Stamp duty is one of the most significant financial considerations in any Australian property purchase, and with rates, thresholds, and exemptions varying so dramatically across the eight states and territories, there is no one-size-fits-all answer.

The key takeaways from this guide:

• Queensland has the lowest rates for most property values; Victoria typically has the highest at the upper end of the market.
• First home buyers can save anywhere from $8,000 to over $30,000 depending on their state and property value — or even more in Queensland for new homes after May 2025.
• South Australia’s exemption for first home buyers applies only to new homes — a crucial distinction that affects thousands of Adelaide buyers every year.
• Investors pay full stamp duty everywhere, but the cost is added to your CGT cost base, providing some long-term tax efficiency.
• Foreign buyers face surcharges of 7–9% on top of standard duty in most states, with only the ACT and NT charging no surcharge.
• The single most important tool in your planning process is an accurate, up-to-date stamp duty calculator.

Before signing any contract, use the Australia stamp duty calculator to get an instant estimate for your state, property value, and buyer type. Then confirm the exact amount with your conveyancer or solicitor before settlement.