How stamp duty works across Australia
Stamp duty (transfer duty, or land transfer duty) is a state tax, not a federal one — so all eight jurisdictions run their own tiered schedules, concessions and surcharges. Duty is charged on the dutiable value: the purchase price or market value, whichever is greater, with only the slice of value inside each bracket taxed at that bracket's rate. The differences are not trivial: on the same $800,000 home, a general buyer pays about $25,150 in the ACT and $43,070 in Victoria — a $17,920 gap for crossing a border.
First home buyer concessions, state by state
Every jurisdiction offers first-home relief, but the shapes differ wildly — and two states now distinguish sharply between new and established homes:
| State | Full exemption | Partial concession | Worth noting |
|---|---|---|---|
| NSW | Up to $800,000 | Tapers to $1,000,000 | Applies to new and established homes; vacant land exempt to $350,000 |
| VIC | Up to $600,000 | Tapers to $750,000 | Thresholds unchanged since 2017; off-the-plan concession can pull prices under them |
| QLD | Established: up to $700,000. New homes: any price (since 1 May 2025) | Established tapers to $800,000 | Building or buying new = $0 duty regardless of price |
| WA | Up to $500,000 | Tapers to $700,000 (metro) / $750,000 (regional) | Thresholds lifted in the 2025-26 WA Budget |
| SA | New homes & land to build: any price | — | No duty relief for first home buyers purchasing established homes |
| TAS | Established homes up to $750,000 | — | New builds pay standard duty but attract a $30,000 First Home Owner Grant |
| ACT | Income-tested (Home Buyer Concession Scheme) | — | No price threshold — eligibility depends on household income |
| NT | Up to $650,000 | — | Paired with HomeGrown Territory grants |
Owner-occupier vs investor
Five jurisdictions charge everyone the same. The exceptions: Victoria's principal place of residence concession (homes $130,001–$550,000, saving up to $3,100), Queensland's home concession (a flat $7,175 saving on homes over $350,000, at any price — one of the most generous quirks in the country), and the ACT's lower owner-occupier schedule (saving about $2,992). The calculator applies each automatically when you pick "owner-occupier."
Foreign purchaser surcharges
On top of standard duty: NSW 9% (raised from 8% on 1 January 2025 — the country's highest), VIC, QLD and TAS 8%, SA and WA 7%. The ACT charges no upfront surcharge (it levies an annual foreign ownership surcharge via land tax instead) and the NT has none at all. On a $1,000,000 Sydney purchase the surcharge alone is $90,000.
Standard duty at a glance
| Price | NSW | VIC | QLD | WA | SA | TAS | ACT | NT |
|---|---|---|---|---|---|---|---|---|
| $500,000 | $16,912 | $25,070 | $15,925 | $17,765 | $21,330 | $18,248 | $11,400 | $23,929 |
| $800,000 | $30,412 | $43,070 | $29,025 | $32,316 | $37,830 | $31,185 | $25,150 | $39,600 |
| $1,000,000 | $39,412 | $55,000 | $38,025 | $42,616 | $48,830 | $40,185 | $36,950 | $49,500 |
| $2,000,000 | $92,012 | $110,000 | $95,525 | $94,116 | $103,830 | $85,185 | $90,800 | $99,000 |
General buyer, no concessions or surcharges. Victoria is the most expensive at nearly every price point above $500,000 thanks to its 6.5% top bracket; the ACT and Queensland are usually the cheapest for mid-range homes, and Tasmania takes over at the top end.
Frequently asked questions
Which state has the cheapest stamp duty?
At $500,000 the ACT ($11,400) — at $2,000,000, Tasmania ($85,185). Victoria is the most expensive at nearly every price. Enter your price above to see all 8 side by side.
Do first home buyers pay stamp duty on new homes in Queensland or SA?
No — both states charge eligible first home buyers $0 duty on new homes at any price (QLD since 1 May 2025; SA since mid-2024). SA offers no relief on established homes, which makes the new-vs-established choice worth tens of thousands there.
Is the buyer-type discount automatic?
No state applies concessions automatically. They must be claimed — normally by your conveyancer — and most carry residency conditions (move in within 12 months, live there 12 continuous months).
When is duty payable?
Timing varies by state — commonly within 30 days of settlement (VIC) or within three months of contract (NSW). Your conveyancer arranges payment; late payment attracts penalties everywhere.
Are the ACT's rates stable?
Least of anywhere — the ACT revises its conveyance duty schedule every 1 July as part of a long-running plan to phase duty out. Figures here use the most recently verified schedule; always confirm with the ACT Revenue Office close to purchase.