Stamp Duty Rates by State
Stamp duty in Australia is levied by each state and territory, with rates varying depending on the property value and the buyer’s status. Here is a summary of the rates applicable as of 2026:
| State/Territory | Rate Range | Notes |
|---|---|---|
| New South Wales | $1.25 to $5.75 per $100 | Based on dutiable value |
| Victoria | Up to 5.5% | For properties over $960,000 |
| Queensland | $1.50 to $5.75 per $100 | Rates change at $5,000 increments |
| Western Australia | 1.9% to 5.5% | For properties over $1 million |
| South Australia | $3.30 to $5.50 per $100 | Above $500,000 |
| Tasmania | 4.5% to 4.5% | Above $500,000 |
| Australian Capital Territory | Up to 5.17% | For properties over $1.5 million |
| Northern Territory | Up to 4.5% | Above $525,000 |
Note: Some states have specific thresholds; for example, Victoria’s rate applies to properties over $960,000, while Western Australia’s highest rate applies above $1 million. Always consult the official revenue office for precise calculations.
Calculation Methods
Stamp duty is generally calculated on the dutiable value of the property, which is the higher of the purchase price or the market value. The applicable rate is applied to that value, with some states using a progressive scale. For example, in New South Wales, the rate per $100 increases with the property value. In Queensland, the calculation is based on the value in $5,000 increments.
Some states have different rates for residential properties compared to commercial ones. For instance, Victoria applies a different rate for commercial properties. Additionally, certain transactions may attract additional duty, such as those involving a mortgage or a transfer of a business.
Concessions and Exemptions
First-Home Buyers
First-home buyers may be eligible for concessions or exemptions depending on the state and property value. For example:
- New South Wales: Exemption for new homes valued up to $800,000, and concessional rates for new homes up to $1 million.
- Victoria: Exemption for homes valued up to $600,000, with concessional rates up to $750,000.
- Queensland: Exemption for homes valued up to $550,000, with concessional rates up to $650,000.
- Western Australia: Exemption for homes up to $430,000, concessional rates up to $500,000.
- South Australia: Exemption up to $400,000, concessional rates up to $450,000.
- Tasmania: Exemption up to $400,000, concessional rates up to $500,000.
- Australian Capital Territory: Concessional rates for new homes up to $650,000.
- Northern Territory: Exemption up to $525,000.
These concessions may require the buyer to reside in the property for a minimum period (usually 12 months) and not have owned a residential property before. Eligibility criteria vary; applicants should verify with the relevant state revenue office.
Foreign Buyers
Foreign buyers are generally subject to additional surcharge duty on top of the standard rates. As of 2026:
- New South Wales: 8% surcharge
- Victoria: 8% surcharge
- Queensland: 7% surcharge
- Western Australia: 7% surcharge
- South Australia: 7% surcharge
- Tasmania: 3% surcharge
- Australian Capital Territory: 5% surcharge (for commercial residential)
- Northern Territory: 3% surcharge
Certain exemptions may apply, such as for foreign persons who are married to an Australian citizen or permanent resident and hold a joint title. Also, some states have different rules for foreign buyers in specific circumstances, such as new developments.
Important Considerations
Stamp duty is a significant cost in property transactions, and rates and concessions differ markedly across states. First-home buyers should investigate available concessions early, as they can substantially reduce the upfront cost. Foreign buyers should factor in the surcharge when budgeting. Since the rules are detailed and can change, it is advisable to consult the official revenue office or a professional for the most current information.