Stamp Duty Guide Australia: How Much You'll Pay in Every State

Stamp duty is one of the biggest upfront costs when buying property in Australia — and one of the least understood. The amount you pay depends on where you buy, how much you pay, and whether you're a first home buyer or investor. This guide breaks it down state by state.

What Is Stamp Duty?

Stamp duty (also called transfer duty) is a state government tax charged when you purchase property. It is a one-off cost paid at settlement. The amount is calculated on a sliding scale based on the purchase price, with higher-priced properties attracting proportionally more duty.

Stamp duty rates, thresholds, and concessions vary significantly between states and territories. This is why buying in different states can result in very different upfront costs for the same purchase price.

Stamp Duty by State — Approximate Guide

The following estimates are for a standard residential property purchased by an Australian resident. Foreign buyer surcharges and off-the-plan concessions are not included.

New South Wales (NSW)

NSW uses a tiered rate structure. On a $600,000 investment property, stamp duty is approximately $22,490. First home buyers purchasing an owner-occupied property up to $800,000 pay no stamp duty. Partial concessions apply up to $1,000,000.

Victoria (VIC)

Victoria has some of the highest stamp duty rates in Australia. On a $600,000 investment property, duty is approximately $31,070. First home buyers purchasing up to $600,000 for owner-occupation are exempt. Partial concessions apply up to $750,000.

Queensland (QLD)

Queensland offers relatively competitive stamp duty rates. On a $600,000 investment property, duty is approximately $17,325. First home buyers purchasing up to $500,000 for owner-occupation are exempt. Partial concessions apply up to $550,000.

South Australia (SA)

On a $600,000 property, SA stamp duty is approximately $26,830. SA does not currently offer a stamp duty exemption for first home buyers, though other grants may be available.

Western Australia (WA)

On a $600,000 property, WA stamp duty is approximately $22,490. First home buyers purchasing up to $430,000 for owner-occupation are exempt. Partial concessions apply up to $530,000.

Tasmania (TAS)

On a $600,000 property, Tasmanian stamp duty is approximately $22,310. First home buyers may receive a $7,000 discount on duty for properties up to $400,000.

Australian Capital Territory (ACT)

The ACT uses a formula-based approach. On a $600,000 property, duty is approximately $14,760. The ACT offers a Home Buyer Concession Scheme with up to $36,950 in duty concessions for eligible buyers.

Northern Territory (NT)

The NT uses a formula-based calculation. On a $600,000 property, duty is approximately $23,660. First home buyers purchasing up to $525,000 for owner-occupation pay no stamp duty.

First Home Buyer Concessions

Most states offer stamp duty exemptions or concessions for first home buyers, but these typically only apply to owner-occupied properties — not investment properties. If you're buying your first property as an investment (rentvesting), you will generally pay full stamp duty.

How to Budget for Stamp Duty

As a rule of thumb, budget for stamp duty of 3–5% of the purchase price for investment properties. This should be saved separately from your deposit, as most lenders will not include stamp duty in the loan amount.

Use our stamp duty calculator to get a more precise estimate for your specific situation.

Frequently Asked Questions

Can I add stamp duty to my mortgage?

Generally no. Stamp duty must be paid from your own funds at settlement. Some lenders may allow capitalisation, but this increases your LVR and may trigger LMI.

Is stamp duty tax deductible?

No. Stamp duty is not an ongoing deductible expense. However, it is added to the cost base of the property, which reduces your capital gains tax liability when you eventually sell.

Do I pay stamp duty on off-the-plan purchases?

Some states offer stamp duty concessions for off-the-plan purchases, where duty is calculated on the land value at the time of the contract rather than the completed value. Check with your solicitor for your specific state.