Stamp Duty by State in Australia 2026: Rates, Thresholds, and How to Save Thousands

TL;DR: Stamp Duty by State 2026

Stamp duty (transfer duty) is a state government tax on property purchases. It’s calculated on the purchase price or market value—whichever is higher—and must be paid within 30 days of settlement (timing varies slightly by state). In 2026, a standard $700,000 home in New South Wales incurs $28,440 duty; in Victoria, the same property costs $37,070 in duty (if you’re not a first home buyer); and in Queensland, it’s $17,850. Those numbers can swing by tens of thousands depending on your buyer profile. This guide uses the latest 2026-27 state budgets to give you exact figures, thresholds, and strategies to minimise your liability.

Stamp Duty Rates by State: 2026 Comparison Table

Below is a side-by-side comparison of general (non-concessional) stamp duty rates for a $400,000, $700,000, and $1,200,000 property in each state. The rates are based on the sliding scale applicable to established homes for owner-occupiers (not first home buyers) as of July 2026.

Note: Figures are for owner-occupiers without concessions. Foreign buyer surcharge (8% in NSW, 8% in VIC, 7% in QLD etc.) is additional.

State-by-State Deep Dive (2026 Policies)

New South Wales

General rates (effective 1 July 2026):

• $0–$14,000: $1.25 per $100 (minimum $10)
• $14,001–$31,000: $175 + $1.50 per $100 over $14,000
• $31,001–$85,000: $415 + $1.75 per $100 over $31,000
• $85,001–$319,000: $1,337 + $3.50 per $100 over $85,000
• $319,001–$1,056,000: $9,536 + $4.50 per $100 over $319,000
• Over $1,056,000: $42,728 + $5.50 per $100 over $1,056,000

First home buyer concessions: Full exemption for new or existing homes priced up to $800,000; concessional rates for $800,001–$1,000,000. The premium property duty (8% on residential land over $3m) can affect high-end buyers. In 2026, the government retained the First Home Buyer Choice, allowing an opt-in annual property tax instead of stamp duty for purchases up to $1.5m, but uptake remains low (ABS data shows <7% chose it in 2025).

Investor & foreign buyer note: Surcharge of 8% on residential land purchases by foreign persons. No concessions.

Victoria

Victoria’s sliding scale is deceptively steep in the mid-range. Rates as of 2026:

• $0–$25,000: 1.4%
• $25,001–$130,000: $350 + 2.4% over $25,000
• $130,001–$960,000: $2,870 + 5.0% over $130,000 (substantial jump)
• Over $960,000: 5.5% of total value

First home buyer (FHB) concessions: Duty exemption for properties up to $650,000; concession sliding away between $650,001 and $800,000. Importantly, in 2026, commercial/investor FHBs don’t get this benefit—owner-occupier condition applies.

Foreign buyer additional duty: 8% surcharge on residential purchases, unchanged from 2025. Combined with absentee owner surcharge on land tax later.

Tip: Victoria’s off-the-plan duty concession allows duty to be calculated on the land value (not the construction value) if you’re an owner-occupier. In 2026, this can save up to tens of thousands on new apartments.

Queensland

QLD keeps rates relatively low for standard owner-occupiers but imposes heftier charges on investors. 2026 rates:

• $0–$5,000: Nil
• $5,001–$75,000: $1.50 per $100 over $5,000
• $75,001–$540,000: $1,050 + $3.50 per $100 over $75,000
• $540,001–$1,000,000: $17,325 + $4.50 per $100 over $540,000
• Over $1,000,000: $38,025 + $5.75 per $100 over $1,000,000

First home concession: Full exemption on homes up to $600,000, significant concession for $600,001–$700,000. Investor and foreign surcharge: 7% Additional Foreign Acquirer Duty (AFAD) on residential land.

Western Australia

WA updated thresholds in its 2026 budget:

• $0–$120,000: $1.90 per $100
• $120,001–$150,000: $2,280 + $2.85 per $100 over $120,000
• $150,001–$360,000: $3,135 + $3.80 per $100 over $150,000
• $360,001–$725,000: $11,115 + $4.75 per $100 over $360,000
• Over $725,000: $28,453 + $5.15 per $100 over $725,000

FHB exemption: Threshold lifted to $450,000 for established homes, $650,000 for new homes in 2026. Above that, concessional rates apply up to $600,000. Regional buyers also get a $4,499 reduction under the Regional First Home Owner Grant alignment.

South Australia

SA kept its rates stable with a high initial threshold:

• $0–$12,000: $1.00 per $100
• $12,001–$30,000: $120 + $2.00 per $100 over $12,000
• $30,001–$50,000: $480 + $3.00 per $100 over $30,000
• $50,001–$100,000: $1,080 + $3.50 per $100 over $50,000
• $100,001–$200,000: $2,830 + $4.00 per $100 over $100,000
• $200,001–$250,000: $6,830 + $4.25 per $100 over $200,000
• $250,001–$300,000: $8,955 + $4.75 per $100 over $250,000
• $300,001–$500,000: $11,330 + $5.00 per $100 over $300,000
• Over $500,000: $21,330 + $5.50 per $100 over $500,000

First Home Owner Grant (FHOG) and duty relief: Off-the-plan apartment concession (up to $50,000 duty relief) remains strong in 2026.

Tasmania, ACT, and Northern Territory

Tasmania: Rates topping at $5.50 per $100 over $725,000. First home buyers get a 50% discount on duty for established homes up to $600,000 (2026). Pensioner and deceased estate concessions available.

ACT: Stamp duty phase-out continues. In 2026, duty rates are lower, but general rates (property tax) are higher for new buyers. For a $700k property, duty is about $20,400. First home buyers earning less than $160,000 can access the Home Buyer Concession Scheme, which typically eliminates duty entirely on properties up to $585,000 and reduces it above.

NT: The Principal Place of Residence (PPR) concession gives a $7,000 deduction for owner-occupiers. Full FHB exemption on existing homes up to $500,000 and new homes up to $650,000.

How to Save on Stamp Duty: 2026 Strategies

Buyer Category Tactics

1. First Home Buyers: Always check eligibility for exemptions. Even if you exceed the cap, a concessional rate may apply. Buying off-the-plan in VIC/SA can slash duty.
2. Investors: Consider buying in a state with lower investor duty (QLD up to $1m is competitive) and factor in land tax implications. Surcharge for foreign investors is significant—7%–8% extra.
3. Downsizers: In some states (e.g., NSW, VIC), seniors downsizing to a lower-value property may be eligible for a duty refund or exemption under specific schemes.

Timing and Negotiation

Stamp duty is calculated on the dutiable value. If you can negotiate a lower price, you not only save on the purchase but also shift the property into a lower duty bracket. In 2026, with cooling markets in Melbourne and Sydney, buyers have more negotiating power.

Property Type

Purchasing vacant land separately from a building contract can sometimes reduce duty in states where duty is assessed only on the land component. Similarly, buying off-the-plan allows you to lock in a lower duty based on earlier valuations (in NSW, the duty is assessed at the contract date).

Stamp Duty Calculator: How to Estimate Your Bill

Use the formula duty = A + (price - threshold) × rate for your state, where A is the cumulative duty at the lower threshold. Many state revenue websites offer official calculators, but a manual check is wise because concessions require you to self-assess. Example:

NSW $840,000 established home, first home buyer (2026):

• This falls in the concessional range ($800,001–$1,000,000). Full exemption below $800k. Concession: duty = $0 at $800k, then sliding up to full duty by $1m. Exact concession figure is calculated as (full duty) × ($1,000,000 – price) / $200,000. Full duty on $840k = $9,536 + 4.5 × (840,000 – 319,000)/100 = $9,536 + 4.5 × 5,210 = $9,536 + $23,445 = $32,981. Concession = $32,981 × (160,000 / 200,000) = $26,384.80. So net duty = $6,596.20.

Always use the official calculator on the state revenue office site before making an offer.

Q: What is the stamp duty rate for a first home buyer in NSW?

In 2026, first home buyers in New South Wales pay no stamp duty on new or existing homes valued up to $800,000. A concessional reduced rate applies for homes between $800,001 and $1,000,000. The exact concession reduces the full duty linearly from 100% at $800k to 0% at $1m.

Q: Do you pay stamp duty on a $600,000 house in Victoria?

If you are a first home buyer and the property is your principal place of residence, you pay zero stamp duty on a $600,000 house in Victoria (exemption up to $650,000). If you’re an investor or not a first home buyer, the duty is $2,870 + 5% of ($600,000 – $130,000) = $2,870 + 5% × $470,000 = $2,870 + $23,500 = $26,370.

Q: Is stamp duty tax deductible in Australia?

Stamp duty on the purchase of a residence (owner-occupied) is not tax deductible. However, for an investment property, the duty is considered a capital cost and can be used to reduce your capital gains tax liability when you sell—it is added to the cost base of the property. The ATO does not allow a deduction for stamp duty on acquisition in the year you incur it.

Q: Can a pensioner get a stamp duty exemption?

State schemes vary. For example, in Tasmania, pensioners are eligible for a 50% stamp duty concession on the purchase of an established home valued up to $600,000, and in NSW, there is a deferral scheme for eligible pensioners to pay duty as a lump sum on sale or transfer. In Victoria, pensioners can access a one-year deferral with no interest. Always check the specific state’s revenue office for age and residency qualifications.

Q: How does foreign buyer surcharge work across states?

As of 2026, the foreign buyer surcharge is 8% in NSW and Victoria, 7% in Queensland, 7% in South Australia (residential land), and 7% in Western Australia. The surcharge is added to the standard duty and is not covered by first home buyer concessions. It applies to all residential property purchases by foreign persons, companies, and trusts.

References

1. Revenue NSW – Latest Transfer Duty Rates: https://www.revenue.nsw.gov.au/taxes-duties/transfer-duty (Official NSW government source, updated for 2026 thresholds.)
2. State Revenue Office Victoria – Duties: https://www.sro.vic.gov.au/duties (Authoritative Victorian government site with current rates and exemptions.)
3. Queensland Government – Transfer duty rates: https://www.qld.gov.au/housing/buying/paying/transfer-duty-rates (Reliable state government tool for calculating QLD duty.)
4. Australian Bureau of Statistics – Residential Property Price Indexes: https://www.abs.gov.au/statistics/economy/price-indexes-and-inflation/residential-property-price-indexes-quart (June 2026 release provides market value context for price brackets.)