Stamp Duty Guide by State 2026

Stamp duty is typically the biggest upfront cost when buying property in Australia, sometimes exceeding $30,000 on a standard family home. Understanding exactly what you will pay and what exemptions are available can save you thousands. Use our stamp duty calculator for a quick estimate, or read this guide for a detailed state-by-state breakdown.

What Is Stamp Duty

Stamp duty (also called transfer duty) is a state government tax charged when you purchase property. It is calculated as a percentage of the property's purchase price or market value, whichever is higher. The rate increases as the property value increases, using a progressive bracket system similar to income tax.

Victoria Stamp Duty Rates

Victoria has some of the highest stamp duty rates in Australia:

• $500,000 property: Approximately $21,970
• $750,000 property: Approximately $36,870
• $1,000,000 property: Approximately $55,000

First home buyers in Victoria are exempt from stamp duty on properties up to $600,000 and receive a sliding concession up to $750,000.

New South Wales Stamp Duty Rates

• $500,000 property: Approximately $17,835
• $750,000 property: Approximately $29,085
• $1,000,000 property: Approximately $40,335

NSW first home buyers pay no stamp duty on properties up to $800,000.

Queensland Stamp Duty Rates

• $500,000 property: Approximately $15,925
• $750,000 property: Approximately $26,600
• $1,000,000 property: Approximately $38,025

Queensland first home buyers are exempt on properties up to $700,000.

Western Australia Stamp Duty Rates

• $500,000 property: Approximately $17,765
• $750,000 property: Approximately $29,640

WA offers full stamp duty exemption for first home buyers on properties under $430,000 and concessions up to $530,000.

South Australia Stamp Duty Rates

• $500,000 property: Approximately $21,330
• $750,000 property: Approximately $33,830

SA provides stamp duty relief for first home buyers purchasing new homes.

Tasmania, ACT, and Northern Territory

Tasmania offers 50 per cent stamp duty discount for first home buyers on established homes. The ACT provides full stamp duty concession on properties up to $1,000,000 for eligible first home buyers (income-tested). The Northern Territory offers an $18,601 Territory Home Owner Discount on established homes.

How to Reduce Stamp Duty

1. Check first home buyer exemptions: You may qualify for a full exemption or significant reduction
2. Consider a new build: Some states offer better concessions on new properties versus established homes
3. Negotiate the purchase price: Stamp duty is calculated on the price, so even a $10,000 reduction in purchase price reduces your stamp duty
4. Check timing: Some concessions have expiry dates or are tied to specific budget announcements

Budget for Stamp Duty

Remember to factor stamp duty into your total purchase budget alongside your deposit, legal fees, and other costs. A mortgage broker can help you map out all costs so there are no surprises at settlement.