What is Stamp Duty?
Definition
Stamp Duty
Stamp duty (also called transfer duty) is a state government tax paid when you purchase property or land in Australia. It is calculated as a percentage of the property's purchase price or market value, whichever is higher, and must be paid within 30 to 90 days of settlement.
Stamp duty is typically the single largest upfront cost after your deposit when buying a home in Australia. Depending on the state, property value, and your buyer status, you could pay anywhere from $0 (with exemptions) to well over $50,000. Every state and territory sets its own rates and thresholds, so your stamp duty bill depends heavily on where you buy.
Stamp Duty Rates by State
Each state uses a tiered bracket system where higher-value properties attract higher marginal rates. The table below summarises the key rate ranges. For a precise calculation, use our stamp duty calculator.
Stamp Duty Rate Summary by State
| State | General Rate Range | Example: $800K Home |
|---|---|---|
| NSW | 1.25% - 5.50% | ~$31,490 |
| VIC | 1.40% - 5.50% | ~$43,070 |
| QLD | 1.50% - 5.75% | ~$21,850 |
| WA | 1.90% - 5.15% | ~$31,120 |
| SA | 1.00% - 5.50% | ~$35,080 |
| TAS | 1.75% - 4.50% | ~$28,600 |
| ACT | 0.60% - 5.17% | ~$23,480 |
| NT | Sliding scale | ~$23,930 |
First Home Buyer Exemptions
Every state offers stamp duty concessions or full exemptions for eligible first home buyers. These thresholds change regularly, so always check with your state revenue office before relying on them. For a detailed overview of eligibility and how to claim, read our guide on stamp duty exemptions for first home buyers.
First Home Buyer Stamp Duty Concessions
| State | Full Exemption Up To | Concession Up To |
|---|---|---|
| NSW | $800,000 | $1,000,000 |
| VIC | $600,000 | $750,000 |
| QLD | $700,000 (new homes) | $800,000 |
| WA | $430,000 | $530,000 |
| SA | No full exemption | Up to $15,000 off |
| TAS | $750,000 | N/A |
| ACT | Fully exempt (income-tested) | N/A |
| NT | Up to $650,000 | N/A |
Foreign Buyer Surcharges
Most states impose an additional stamp duty surcharge on foreign purchasers (non-residents and temporary visa holders). These surcharges are charged on top of the standard stamp duty rate.
- NSW: 8% surcharge
- VIC: 8% surcharge
- QLD: 8% surcharge (AFAD)
- WA: 7% surcharge
- SA: 7% surcharge
- TAS: 8% surcharge
- ACT: No surcharge
- NT: No surcharge
When Is Stamp Duty Paid?
Stamp duty is generally payable within 30 to 90 days of settlement, depending on the state. In NSW, it is due within three months of the contract date. In Victoria, it must be paid before the transfer of land can be registered. Your conveyancer or solicitor typically handles the payment as part of settlement.
Some states — including NSW and Queensland — allow first home buyers to defer or pay stamp duty in instalments. The ACT is progressively replacing stamp duty with an annual land tax for all buyers.
Use the Realestate Lens stamp duty calculator to get a precise estimate for your property purchase in any state or territory.
Frequently Asked Questions
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