Stamp Duty in Australia 2026: Rates, Calculator & First-Home Concessions by State

Stamp duty is the big, often-unexpected cost of buying property in Australia – frequently tens of thousands of dollars on top of the purchase price. Yet how much you pay depends entirely on which state you buy in, what the property is worth, and who you are: a first-home buyer, an investor, or a foreign purchaser can pay wildly different amounts for the very same house. This guide explains how stamp duty works in 2026, breaks it down state by state, covers the first-home concessions and the foreign-buyer surcharge that matter most, and shows you exactly where to calculate your precise figure.

How Stamp Duty Works in Australia

Stamp duty – officially called transfer duty in most states – is a one-off tax you pay to your state or territory government when you buy property or land. It is one of the largest upfront costs of buying a home, so it needs to be budgeted for from the start, and it is usually paid at or shortly after settlement.

The single most important thing to understand is that there is no national stamp duty rate. Each state and territory sets its own rules, its own sliding scale of rates, and its own concessions. That is why the same $700,000 property attracts a very different duty bill in New South Wales, Victoria or Queensland. The duty is calculated on a tiered scale: the more the property is worth, the higher the percentage applied to the top portion of its value, so duty rises steeply as prices climb.

Because the amount is calculated on precise brackets that each state updates over time, the only way to get your exact figure is to use your state revenue office’s official calculator – and we link every one of them in the state-by-state section below. This guide explains the rules, the concessions and the traps so you know what to expect and how to reduce the bill; it is general information, not financial or legal advice.

What Affects How Much Stamp Duty You Pay

Two people buying identical houses can pay very different stamp duty. These are the factors that decide your bill.

• The property value. Duty is calculated on a sliding scale, so it rises steeply as the price goes up – the biggest single driver of your bill.
• The state or territory. Each has its own rates and thresholds, so the same price costs different duty in NSW, VIC, QLD and the rest.
• Whether you are a first-home buyer. First-home buyers often pay reduced or zero duty under state thresholds – potentially the biggest saving available.
• Owner-occupier vs investor. Some states offer concessions for buying a home to live in that do not apply to investment properties.
• Foreign purchaser status. Foreign buyers usually pay a surcharge of around 7-9% on top of standard duty – a very large extra cost we cover in detail later.
• The property type. New homes, established homes and vacant land can be treated differently, and off-the-plan purchases attract concessions in some states.
• Other concessions. Pensioners, and sometimes people in specific schemes, may qualify for further reductions.

The rough scale of it

To set expectations: for a standard owner-occupier purchase that does not qualify for a first-home concession, stamp duty commonly works out to somewhere around 3% to 5.5% of the property value, depending on the state and price. As an indicative example, a $700,000 home might attract roughly $25,000 to $40,000 in duty across the different states – a huge range, which is exactly why checking your specific state matters. These are ballpark figures only; your actual duty depends on the precise brackets and any concessions, so always confirm with the official calculator.

The takeaway: before you assume a number, identify which of these apply to you – then read your state’s section and run the official calculator. Next, the state-by-state breakdown.

Stamp Duty State by State (2026)

Here is how each state and territory approaches stamp duty, the headline first-home relief, the foreign-buyer surcharge, and where to calculate your exact figure. Thresholds and rates change regularly, so treat these as a guide and confirm on the official calculator.

New South Wales

NSW offers among the most generous first-home relief: under the First Home Buyers Assistance Scheme, eligible buyers pay no transfer duty up to around $800,000, with a concession tapering up to about $1 million. Foreign purchasers pay a significant surcharge (recently increased). Calculate yours at Revenue NSW.

Victoria

Victoria gives first-home buyers a full exemption up to $600,000 and a sliding concession from $600,000 to $750,000. It also has off-the-plan concessions and a pensioner concession, but a notable 8% foreign purchaser additional duty. Calculate yours at the State Revenue Office Victoria.

Queensland

Queensland has expanded its first-home support, including removing transfer duty for eligible first-home buyers building or buying a new home, plus a first-home concession on established homes. Foreign buyers pay an 8% surcharge (Additional Foreign Acquirer Duty). Estimate yours via the Queensland Government.

WA, SA, Tasmania, the ACT and the NT

• Western Australia – a first-home owner rate reduces or removes duty up to WA thresholds; foreign buyers pay 7%. See RevenueWA.
• South Australia – has abolished stamp duty for eligible first-home buyers of new homes or vacant land to build on, with no value cap; foreign buyers pay 7%. See RevenueSA.
• Tasmania – offers a 50% duty concession for first-home buyers of established homes up to around $750,000; foreign buyers pay 8%. See SRO Tasmania.
• ACT – is progressively abolishing stamp duty and shifting to rates; its income-tested Home Buyer Concession Scheme can reduce duty to nil for eligible buyers, and there is no foreign surcharge. See ACT Revenue Office.
• Northern Territory – offers first-home and house-and-land concessions, with no foreign surcharge. See the Territory Revenue Office.

First-Home Buyer Concessions and Grants

For first-home buyers, stamp duty concessions are often the single biggest saving available – sometimes tens of thousands of dollars. There are two separate things worth understanding, because people frequently confuse them.

1. Stamp duty concessions and exemptions

These reduce or remove the transfer duty itself. As covered above, most states waive duty entirely for first-home buyers up to a threshold (around $800,000 in NSW, $600,000 in Victoria, and generous relief in Queensland and South Australia for new homes), then taper a concession above it. This is applied when you buy, usually handled by your conveyancer or solicitor at settlement.

2. The First Home Owner Grant (FHOG)

The FHOG is a separate cash grant from your state government, not a duty discount. It is typically aimed at new homes (newly built or off-the-plan) and commonly ranges from around $10,000 to $30,000 depending on the state, with price caps. You can often receive the grant and a duty concession on the same purchase. Each state runs its own FHOG, so check the amount and rules on your state revenue office site.

Typical eligibility rules

• You (and usually your partner) have never owned property in Australia before.
• You will live in the home as your main residence, usually moving in within 12 months and staying for 6–12 months.
• The property is under the price cap for that concession or grant.
• You are an Australian citizen or permanent resident (at least one applicant, in most states).

There is also a federal First Home Guarantee scheme that lets eligible first-home buyers purchase with a smaller deposit without paying lenders mortgage insurance. It does not reduce stamp duty, but it can dramatically cut the upfront cash you need, so it is worth researching alongside the duty concessions.

Foreign Buyers and Temporary Residents

This is the section that matters most for many newcomers, because buying property as a non-citizen involves two extra layers that can add tens of thousands of dollars and legal hurdles: the foreign purchaser surcharge and FIRB approval.

The foreign purchaser surcharge

Most states charge foreign buyers an additional duty on top of standard stamp duty. For a person who is not an Australian citizen or permanent resident, this surcharge is large – and it applies to the whole property value, so it can dwarf the standard duty. On a $600,000 home, an 8% surcharge is an extra $48,000.

Whether you count as a “foreign person” depends on your visa and the state’s rules. Permanent residents and New Zealand citizens are often treated differently from temporary visa holders, and some states have residency tests that can exempt certain temporary residents. Because the rules differ by state and change, confirm your exact status with the relevant state revenue office before you buy.

FIRB approval

Separately from duty, foreign persons usually need approval from the Foreign Investment Review Board (FIRB) before buying residential property, and there is a FIRB application fee. The rules on what foreign buyers and temporary residents can purchase have tightened in recent years – including restrictions on buying established (existing) dwellings – so what you are allowed to buy, and the approvals you need, must be checked against the current FIRB rules before you commit.

One more cost to be aware of: several states also charge foreign owners an annual land tax surcharge on top of the purchase surcharge, so the extra cost of owning as a foreign person is ongoing, not just upfront. Factor all of this in before deciding whether buying now, or waiting until you have permanent residency, makes more sense for you.

How and When You Pay – and Ways to Reduce It

When it's due

Stamp duty is generally paid at or around settlement, and each state sets a deadline – commonly anywhere from 30 days after settlement to around three months after signing the contract. In practice, your conveyancer or solicitor calculates it, collects it from you and pays the state revenue office as part of settlement, so you rarely deal with the payment directly. What matters is that you have the cash ready.

It's an upfront cash cost

Stamp duty is an upfront cost, separate from your deposit, and it usually cannot simply be rolled into your mortgage – you need it in cash at settlement. Budget for it alongside the other buying costs: conveyancing or legal fees, building and pest inspections, loan application fees, and lenders mortgage insurance if your deposit is under 20%. Together these can add many thousands on top of the duty itself.

Legitimate ways to reduce it

• Claim every concession you qualify for – first-home relief is the big one, so check your eligibility carefully.
• Buy under the concession threshold – buying just under your state’s first-home cap can save the entire duty.
• Consider a new home or vacant land – some states waive duty or pay a grant for new builds, and duty on vacant land is calculated on the (lower) land value.
• Check for an annual property tax option – some jurisdictions let eligible buyers pay a smaller annual land tax instead of a big upfront duty; see whether your state offers this.
• If you are close to permanent residency, weigh whether buying after you get PR avoids the foreign surcharge and unlocks first-home relief – sometimes waiting saves a fortune.

Finally, never try to reduce duty by under-declaring the price – it is illegal and the revenue offices check. Stick to the legitimate concessions, use the official calculator for your exact figure, and build the result into your budget from day one. Do that, and stamp duty becomes just another planned cost rather than a settlement-day shock.

Frequently Asked Questions

Related Guides

Planning a property purchase? See our guides in Money & Banking, and our explainer on Australian property types.

Final Thoughts

Stamp duty is a big cost, but a predictable one once you understand the rules. Know your state’s rates, check whether you qualify for a first-home concession, factor in the foreign-buyer surcharge if it applies to you, and always confirm the exact amount with your state’s official calculator before you commit. Get it right and there are no nasty surprises at settlement.