Australian Stamp Duty: State-by-State Guide
Last updated: 1 May 2025
Stamp duty (also called transfer duty or land transfer duty) is a state and territory government tax on property purchases. It's one of the largest upfront costs of buying a home in Australia — often $15,000–$50,000 or more on a median-priced property.
How stamp duty works
Stamp duty is calculated as a percentage of the property price, using a tiered (progressive) rate structure similar to income tax. You pay a lower rate on the first portion of the purchase price and a higher rate on amounts above each threshold. Each Australian state and territory has its own thresholds and rates.
Stamp duty rates by state (2025)
| State | Property: $500k | Property: $750k | Property: $1M |
|---|---|---|---|
| NSW | $17,990 | $29,235 | $40,835 |
| VIC | $21,970 | $40,070 | $55,000 |
| QLD | $15,025 | $24,525 | $35,350 |
| WA | $17,765 | $28,390 | $39,765 |
| SA | $21,330 | $31,830 | $48,830 |
| ACT | ~$9,500 | ~$22,000 | ~$36,200 |
| NT | ~$15,000 | ~$24,000 | ~$34,000 |
Figures are estimates for owner-occupier purchases. First home buyer concessions significantly reduce or eliminate these amounts. Always verify with your state revenue office.
First home buyer concessions
- NSW: Full exemption for properties up to $800,000; concessional rates up to $1,000,000
- VIC: Full exemption up to $600,000; concessions up to $750,000 (principal place of residence)
- QLD: Full concession for first home under $500,000; partial up to $550,000
- WA: Exempt for first homes under $430,000; concessions up to $530,000
- SA: No stamp duty on all off-the-plan apartment purchases (regardless of first home status)
When is stamp duty paid?
In most states, stamp duty must be paid within 30 days of settlement. It cannot be added to your mortgage — you must have this cash available on top of your deposit. This is why financial planners recommend budgeting for stamp duty separately when saving for a home deposit.
Total buying costs: the full picture
Beyond stamp duty, budget for:
- Conveyancing/legal fees: $1,500–$3,500
- Building and pest inspection: $400–$900
- Lenders Mortgage Insurance (if deposit below 20%): varies significantly — can be $10,000–$30,000+
- Loan application fees: $0–$1,000 depending on lender
- Council rates adjustment at settlement: varies