Stamp duty is one of the biggest upfront costs in Australian property. It sits beside your deposit, legal fees, lender costs, inspections and settlement adjustments.
The mistake is simple. Buyers search at the top of their borrowing capacity, then realise the duty bill has eaten the cash they needed to settle. That can kill a deal that looked fine on paper.
This page is a state-by-state stamp duty guide for Australian property buyers in 2026. It is built for people comparing real purchase costs, not people looking for legal theory.
If you are buying an investment property, start with our property investment hub. If you are buying your first home, compare loan pathways at first home buyer loans.
What is stamp duty?
Stamp duty is a government tax on certain property transactions. For property buyers, it usually applies when ownership of land, a home, unit, commercial property or other dutiable property transfers from one party to another.
Most state revenue offices now use terms like transfer duty, land transfer duty or conveyance duty. The practical meaning is the same for most buyers. You may need to pay duty before or at settlement so the property can transfer into your name.
Stamp duty is separate from your deposit. It is also separate from conveyancing fees, lender fees, mortgage registration fees, title transfer fees, inspections and land tax.
A cash-to-complete cost
- A state or territory tax on property transfers
- Usually based on the higher of price or market value
- Different across NSW, VIC, QLD, WA, SA, TAS, ACT and NT
- A cost that can change your usable deposit
- A number your conveyancer should confirm before settlement
A national flat fee
- Not the same in every state
- Not automatically waived for every first home buyer
- Not included in your deposit
- Not usually solved by a basic borrowing calculator
- Not something to check after signing the contract
Stamp duty and transfer duty are usually the same thing
Stamp duty is the common name. Transfer duty is the formal name used in many states.
Buyers search for “stamp duty Australia”, but your contract, conveyancer and revenue office may say “transfer duty” or “land transfer duty”. Don’t get stuck on the label. The key number is how much duty applies to your transaction.
Stamp duty is calculated on dutiable value
The dutiable value is usually the higher of the contract price or market value. If you buy from an unrelated seller at market value, that part is usually straightforward.
Related-party transfers are different. Family transfers, discounted sales, trust transfers, company transfers and partial ownership transfers can require valuation evidence.
Stamp duty affects borrowing strategy
Most lenders do not treat stamp duty as usable deposit. If you have $150,000 saved and stamp duty is $45,000, you do not have a $150,000 deposit.
You have $150,000 minus duty, legal costs, inspections, lender costs and buffer. That matters for LVR, lenders mortgage insurance, borrowing capacity and approval strength.
Stamp duty by state and territory in 2026
Every state and territory runs its own duty system. A $750,000 property can have a very different duty outcome in NSW, VIC, QLD, WA, SA, TAS, ACT or NT.
Use the table below as a 2026 snapshot. Then confirm the exact number with your conveyancer, solicitor or revenue office before signing.
| State / Territory | What it is called | General position | Major 2026 first home buyer relief | Watch point |
|---|---|---|---|---|
| NSW | Transfer duty | Sliding scale based on dutiable value. Premium duty applies above the premium threshold. | Full exemption for eligible first home buyers on new or existing homes up to $800,000. Concession applies above $800,000 and below $1 million. | Foreign purchaser surcharge duty can apply on top of normal transfer duty. |
| VIC | Land transfer duty | General rates apply by value, with a high-value bracket above $2 million. | Eligible first home buyers pay no duty up to $600,000 and reduced duty from $600,001 to $750,000. | Victoria can be heavy for investors and high-value buyers. Check PPR, pensioner and off-the-plan rules. |
| QLD | Transfer duty | General transfer duty applies to investment and commercial property. Home concession rates can apply to owner-occupiers. | Eligible first home buyers can pay no duty on established homes up to $700,000, with concession under $800,000. Eligible new first homes and vacant land to build can receive full duty relief from 1 May 2025. | QLD treats established first homes, new first homes and vacant land differently. |
| WA | Transfer duty | General rates apply unless a concessional or first home owner rate applies. | From 7 June 2026, eligible first home buyers pay no duty on newly built or established homes up to $600,000, with concessions up to $800,000. | Vacant land thresholds are different. Check RevenueWA before relying on the figure. |
| SA | Stamp duty | General stamp duty applies to most established property purchases. | Eligible first home buyers can receive full duty relief for new homes, off-the-plan apartments and vacant land to build. For contracts from 6 June 2024, no property value cap applies. | Established homes do not qualify for SA first home buyer stamp duty relief. |
| TAS | Property transfer duty | Sliding scale based on dutiable value. | Eligible first home buyers of established homes can receive a full duty exemption up to $750,000 for transfers completing from 18 February 2024 to 30 June 2026. | The established-home exemption is not available for transactions settling after 30 June 2026. |
| ACT | Conveyance duty | Owner-occupier and non-owner-occupier rates differ. | The Home Buyer Concession Scheme can reduce or remove duty for eligible buyers, with a 2025-26 property value limit of $1,020,000 and maximum concession of $35,238. | The ACT scheme is income-tested and self-assessed. Check the income and property value rules. |
| NT | Stamp duty | Duty generally applies to real estate purchases, with rates depending on property value and transaction type. | NT relief is narrower than most east-coast first home buyer duty schemes. Use the NT calculator and confirm any concession. | Duty is generally payable within 60 days of entering the transaction or at settlement, whichever is earlier. |
Figures and thresholds can change. Use the official state or territory calculator before signing.
Why the same property price can produce a different duty bill
Stamp duty is not national. Each state sets its own rates, exemptions, caps and surcharge rules.
A buyer comparing NSW, QLD and VIC can see different duty outcomes on the same property value. A buyer comparing an established home against a new build can also get a different result inside the same state.
That is why stamp duty by state matters. The property price is only one input.
How to calculate stamp duty in Australia
To calculate stamp duty, you need the state, dutiable value, buyer type, property type, contract date and concession status. A stamp duty calculator helps, but only if the inputs are right.
Start with the facts of the transaction. Then run the calculator.
Step 1. Confirm the state or territory
The property location sets the rules. Buying in Tweed Heads is NSW. Buying just over the border in Coolangatta is QLD.
Same buyer. Similar market. Different duty system.
Step 2. Confirm dutiable value
Most states calculate duty on the higher of purchase price or market value. If you pay $900,000 for a property worth $900,000, the dutiable value is usually $900,000.
If you buy from a family member for $700,000 and the market value is $900,000, the revenue office can assess duty on $900,000. A discount does not automatically reduce duty.
Step 3. Confirm buyer type
Buyer type can change the number. A first home buyer can receive an exemption. An owner-occupier can receive a concession. An investor usually pays the standard rate. A foreign buyer can pay a surcharge.
A company, trust or SMSF buyer can lose access to individual first home buyer relief. If you are buying through an SMSF, start with SMSF property loans. If you are buying through a trust or company, compare buying through a trust and buying through a company.
Step 4. Confirm property type
Established homes, new homes, vacant land, off-the-plan units, commercial property and mixed-use property can all be treated differently.
This is where buyers get caught. In SA, first home buyer duty relief can apply to new homes, off-the-plan apartments and vacant land to build, but not established homes. In QLD, new first homes are treated differently to established first homes.
Step 5. Confirm concessions and surcharges
Concessions reduce duty. Exemptions remove duty. Surcharges increase duty.
A first home buyer concession usually does not apply to investors. A foreign purchaser surcharge can apply even when other relief is available. Mixed-use property can need separate treatment for residential and non-residential parts.
Step 6. Confirm the contract date
Revenue offices often apply rules based on contract date, transfer date or settlement date. This matters when thresholds change.
A concession available from 1 May 2025 may not apply to a contract signed in April 2025. A Tasmania exemption ending on 30 June 2026 can be lost if settlement happens after the cutoff.
Example: stamp duty changes your real budget
Say you have $160,000 saved and want to buy an $800,000 investment property.
If duty and buying costs are roughly $40,000, your usable deposit is closer to $120,000, not $160,000. That can move your effective deposit from 20% to 15% before legal fees, inspections or loan setup costs.
That can trigger lenders mortgage insurance, change lender options, increase the required loan amount and weaken the deal. The property price did not change. Your cash position did.
Stamp duty exemptions 2026
Stamp duty exemptions and concessions are state-based. The most common relief applies to first home buyers, owner-occupiers, off-the-plan buyers, pensioners, family law transfers and some deceased estate or relationship transfers.
For property buyers, the biggest practical category is first home buyer relief. But every state defines it differently.
| Relief type | Usually helps | Usually does not help | What to check |
|---|---|---|---|
| First home buyer exemption | Eligible owner-occupier first home buyers | Investors, companies, trusts, SMSFs | Property value, property type, residency, prior ownership |
| First home buyer concession | Buyers above full exemption threshold but below concession cap | Buyers above cap | Sliding scale and contract date |
| Owner-occupier concession | Buyers moving into the home | Pure investors | Move-in rules and leasing restrictions |
| New home relief | Buyers purchasing or building a new property | Established home buyers in some states | New home definition and contract date |
| Off-the-plan concession | Unit or apartment buyers before completion | Completed established homes | State-specific cap and build status |
| Family law or relationship transfer relief | Some separation or relationship transfers | Standard market purchases | Legal basis for transfer |
| Foreign purchaser surcharge exemption | Limited cases | Many foreign buyers | Citizenship, residency, company and trust status |
First home buyer exemptions
First home buyer relief can reduce the cash needed to buy, but it is not automatic. You usually need to meet buyer eligibility, residency rules, value thresholds and property type conditions.
Revenue NSW: First Home Buyers Assistance SchemeOwner-occupier concessions
Some states offer concessions for homes you intend to live in. QLD is the main example, with a home concession available even if you have owned before, provided you meet the rules.
Queensland Revenue Office: Home concessionInvestment property buyers
Investors usually pay standard transfer duty. First home buyer exemptions generally do not apply because the property is not being bought as a principal place of residence.
Investment property loansForeign buyer surcharges
Foreign buyer surcharges can apply on top of standard duty in several states. Companies and trusts can also trigger foreign person rules.
SRO Victoria: Foreign purchaser additional dutyCompany, trust and SMSF buyers
A company, trust or SMSF buyer is not treated like an individual first home buyer. These structures can remove access to individual concessions.
SMSF vs personal investmentNew homes and off-the-plan
Off-the-plan and new home concessions are heavily state-specific. Check the contract date and the state definition before relying on the concession.
RevenueSA: First home buyer reliefSame buyer type. Different property type. Different result.
A first home buyer buying an established home in NSW can qualify for a full exemption under $800,000. A first home buyer buying an established home in SA will not get SA’s first home buyer stamp duty relief, because SA relief is aimed at new homes, off-the-plan apartments and vacant land to build.
That is why exemption rules are not just about being a first home buyer. State, property type, buyer structure and contract timing decide the outcome.
What affects how much stamp duty you pay?
Stamp duty is not based on one factor. The final bill comes from several moving parts, and one wrong assumption can change the number by thousands.
Duty is state-based. The property location controls the rates, not the buyer’s current address.
Duty is usually based on the higher of price paid or market value. Related-party transfers can need valuation evidence.
First home buyer relief can be valuable, but it depends on strict eligibility rules and property thresholds.
Some concessions require you to move in within a set period and live there for a minimum time.
Investors usually pay general duty. First home buyer and owner-occupier relief usually does not apply.
Foreign buyer surcharge duty can apply on top of general duty in several states.
Established home, new home, vacant land, off-the-plan unit, commercial property and mixed-use property can all be assessed differently.
Personal, company, trust and SMSF purchases can produce different duty outcomes and concession eligibility.
Rules can change by date. A contract signed before or after a threshold change can produce a different result.
Some concessions depend on settlement timing. Tasmania’s 2026 established-home exemption is a clean example.
Stamp duty and LVR
Stamp duty does not reduce the property price, but it does reduce the cash you have left for deposit.
If duty pushes your deposit below 20%, the loan can cross into lenders mortgage insurance territory. That can affect lender choice, repayments and approval strength. For more on this, see lenders mortgage insurance and LVR explained.
Stamp duty and investment returns
For investors, stamp duty is part of the total acquisition cost. It affects the cash invested, break-even point and return calculation.
A property with a strong rental yield can still be a poor deal if upfront duty, land tax, body corporate fees, vacancy risk and maintenance costs destroy the numbers. The deal needs to stack up after all costs.
For yield and growth analysis, see capital growth vs yield.
Stamp duty and refinancing
Stamp duty usually applies when you acquire property, not when you refinance the same loan under the same ownership.
Duty can become relevant again if ownership changes, a title changes, a trust or company transfer occurs, or additional property is acquired. For investment loan restructuring, start with investment property refinancing and cash-out refinancing.
Documents and timing for stamp duty
Your conveyancer or solicitor usually handles stamp duty as part of settlement. That does not mean you can ignore it.
You need the amount, payment timing and concession evidence before signing, especially if cash is tight or you are relying on a duty exemption to make the deal work.
When stamp duty is paid
Payment timing varies by state and transaction type. In many standard property purchases, duty is handled at or before settlement so the title transfer can be registered.
Some states have specific lodgement or payment deadlines after contract, transfer or settlement. In the NT, stamp duty is generally payable within 60 days of entering into the transaction or at settlement, whichever is earlier.
Who calculates stamp duty?
Your conveyancer or solicitor usually calculates and lodges the duty assessment. A broker can model it as part of your funds-to-complete calculation, but the legal representative usually handles the duty process.
An online stamp duty calculator is useful for planning. It is not the final assessment.
Why finance and duty need to be checked together
Your lender cares about funds to complete. That means deposit, duty, legal costs, loan costs, settlement adjustments and any buffer required.
A buyer can have enough borrowing capacity but not enough cash to settle. A buyer can also have enough deposit but fail serviceability. Both sides need to work.
Common stamp duty mistakes
Most stamp duty problems are avoidable. They usually come from assuming the cheapest scenario applies, or leaving the calculation until the contract is already signed.
Assuming every first home buyer pays no duty
Wrong. First home buyer exemptions depend on state, price, property type, residency and prior ownership. In SA, established homes do not qualify for first home buyer duty relief. In TAS, the established-home exemption ends after 30 June 2026.
Check the state and property type before relying on relief.
Forgetting duty when setting the budget
A buyer with $120,000 saved does not have a $120,000 deposit if duty and costs are $40,000. They have closer to $80,000 available for deposit before any buffer.
Calculate funds to complete, not just deposit.
Using the wrong state calculator
This sounds basic, but it happens. Buyers relocating or comparing border markets can use the wrong state calculator and misread the cost.
Use the calculator for the property state.
Ignoring buyer structure
Buying personally is not the same as buying through a company, trust or SMSF. Concessions can disappear when the buyer is not an eligible individual.
Check the entity before signing.
Assuming a new build always qualifies
New home and off-the-plan rules are technical. The state revenue office definition matters, not the sales agent’s wording.
Check the legal definition of new home.
Missing foreign purchaser surcharge
Foreign purchaser rules can catch buyers, companies and trusts. If foreign ownership or control is involved, get proper advice before exchange.
Do not rely on a generic calculator.
Forgetting the contract date
Threshold changes are often date-based. A contract signed one week too early or settling one week too late can change the duty outcome.
Dates can decide the concession.
Treating calculator results as final
Calculators estimate. They do not replace a duty assessment, legal review or conveyancer calculation.
Use calculators for planning. Confirm before signing.
Common stamp duty scenarios
First home buyer buying an established home in NSW
An eligible first home buyer can pay no transfer duty on a new or existing home valued up to $800,000. A concessional rate can apply above $800,000 and below $1 million.
The deal still needs to pass loan approval. A duty exemption reduces upfront cash, but it does not guarantee borrowing capacity, valuation or lender approval.
First home buyer buying a new home in QLD
From 1 May 2025, eligible first home buyers purchasing a new home in QLD can receive a full concession that reduces transfer duty to nil, with no cap on the home value.
This is not the same as buying an established home. Established first home concessions in QLD have different thresholds.
First home buyer buying in SA
SA first home buyer stamp duty relief can apply to new homes, off-the-plan apartments and vacant land to build. For contracts from 6 June 2024, no property value cap applies.
Established homes are not eligible for SA first home buyer stamp duty relief. That is the detail buyers miss.
First home buyer buying in Tasmania before 30 June 2026
Eligible first home buyers of established homes in Tasmania can receive a full property transfer duty exemption up to $750,000 if the transfer completes from 18 February 2024 to 30 June 2026.
Timing matters. The exemption is not available for transactions settling after 30 June 2026.
Investor buying an established property
An investor usually pays standard duty. First home buyer exemptions usually do not apply because the property is being purchased as an investment.
That duty belongs in your real return calculation. The property might still work, but only if the numbers work after acquisition costs.
Buyer purchasing through an SMSF
SMSF buyers usually cannot rely on individual first home buyer concessions. The focus is structure, borrowing rules, limited recourse borrowing arrangements and fund compliance.
Start with SMSF property loans before treating an SMSF purchase like a normal investment loan.
Buyer using equity to fund duty and costs
Some investors release equity from an existing property to fund deposit and buying costs on the next purchase. This can work, but it affects total debt, LVR, repayments and risk.
For this pathway, read equity release and cash-out refinancing.
Foreign buyer or mixed-residency purchase
Foreign buyer surcharge duty can apply in addition to standard duty. Trusts and companies can create extra complexity.
This is legal and tax advice territory. Do not rely on a generic calculator.
When should you get stamp duty and finance help?
Get help before you sign if the duty bill affects your deposit, LVR, loan approval or settlement cash. That is most buyers.
Get help early if you are buying through a trust, company or SMSF, using equity from another property, buying off-the-plan, buying interstate, claiming a concession, or dealing with any foreign purchaser issue.
Need finance help?
Property Finance Help can help you understand where your scenario sits and which finance pathway is worth looking at next.
We do not calculate or lodge stamp duty for you. That is your conveyancer, solicitor or accountant’s job.
We can help with the finance side: deposit, LVR, borrowing capacity, investment loan structure, refinancing options and whether the deal is likely to stack up.
