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Everything you need to know before buying real estate is included in our Australia Property Pack
Stamp duty in Australia varies dramatically across states and territories, ranging from 3% to 5% of your property's purchase price.
Your final stamp duty bill depends on twelve critical factors: which state you're buying in, whether you're a first-time buyer, if it's your primary residence or investment, the exact purchase price, property age and type, your ownership structure, citizenship status, foreign buyer surcharges, available grants and concessions, property classification differences, current state thresholds, and precise calculations using official revenue calculators.
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As of September 2025, stamp duty in Australia ranges from 3-5% of property value, with significant variations across states and additional surcharges up to 9% for foreign buyers.
Most states offer substantial first home buyer exemptions or concessions, potentially saving tens of thousands of dollars for eligible purchasers under specific price thresholds.
| State/Territory | Standard Rate Range | Foreign Buyer Surcharge | First Home Buyer Exemption Threshold |
|---|---|---|---|
| New South Wales | 1.25% - 7% | 9% (from Jan 2025) | Up to $800,000 |
| Victoria | 1.4% - 6.5% | 8% | Up to $600,000 |
| Queensland | 1% - 5.75% | 7% | Up to $550,000 |
| South Australia | 1% - 5.5% | 7% | Up to $650,000 |
| Western Australia | 1.9% - 5.15% | 7% | Up to $530,000 |
| Tasmania | 1.75% - 4.5% | None | Up to $750,000 |
| Northern Territory | 0.15% - 5.5% | None | Up to $650,000 |
| ACT | 1.2% - 4.5% | None | Up to $500,000 |
Which state or territory in Australia are you buying the property in?
Your stamp duty liability depends entirely on which Australian state or territory you're purchasing in, as each jurisdiction sets its own rates and thresholds.
New South Wales has the highest rates, with stamp duty reaching up to 7% for expensive properties, plus a 9% foreign buyer surcharge as of January 2025. Victoria follows closely with rates up to 6.5% plus an 8% foreign buyer surcharge.
Queensland offers some of the most affordable stamp duty rates in Australia, typically ranging from 1% to 5.75% with a 7% foreign buyer surcharge. South Australia and Western Australia both impose 7% foreign buyer surcharges on top of their standard rates.
Tasmania, Northern Territory, and ACT are the most favorable for foreign buyers, with Tasmania and Northern Territory imposing no foreign buyer surcharges at all. The ACT also has no foreign buyer surcharge and generally lower base rates.
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Is this your first property purchase, or have you owned property in Australia before?
First-time buyers receive significant stamp duty advantages across all Australian states and territories, potentially saving tens of thousands of dollars.
In New South Wales, first home buyers pay zero stamp duty on properties valued up to $800,000, with concessional rates applying for properties between $800,000 and $1,000,000. Victorian first home buyers receive full exemptions for new homes up to $600,000 and established homes up to $600,000.
Queensland provides the first home concession for properties valued under $800,000, potentially saving up to $24,525. South Australia offers full stamp duty relief for new homes valued up to $650,000, while Western Australia provides concessions for properties up to $530,000.
Tasmania leads with the most generous first home buyer benefits, offering full stamp duty exemptions for established homes up to $750,000 as of February 2024. Previous property ownership in any Australian state typically disqualifies you from these schemes, though some states have specific exceptions for properties not used as principal residences.
Are you planning to live in the property as your main residence, or will it be an investment?
The intended use of your property significantly impacts your stamp duty liability, with primary residences receiving preferential treatment in most states.
Investment properties pay the full standard stamp duty rates without access to first home buyer concessions or primary residence exemptions. Additionally, some states impose higher rates on investment properties compared to owner-occupied homes.
Primary residences qualify for various concessions, exemptions, and reduced rates across all states. You must typically live in the property for at least 6-12 continuous months within the first year of ownership to maintain these benefits.
Most states require you to move into your primary residence within 12 months of settlement and maintain continuous occupation for the specified period. Failure to meet these requirements results in duty reassessment at full investment property rates, plus interest and penalties.
What is the exact purchase price of the property?
Stamp duty in Australia operates on a progressive scale, where higher property values attract proportionally higher duty rates and additional premium rates.
| Property Value | NSW Stamp Duty | VIC Stamp Duty | QLD Stamp Duty |
|---|---|---|---|
| $500,000 | $17,029 | $21,970 | $8,750 |
| $750,000 | $28,329 | $35,220 | $17,500 |
| $1,000,000 | $40,329 | $55,000 | $30,000 |
| $1,500,000 | $65,329 | $87,500 | $51,250 |
| $2,000,000 | $90,329 | $120,000 | $72,500 |
| $3,000,000+ | Premium rates apply | Premium rates apply | Standard rates continue |
Is the property brand new, off-the-plan, or an established dwelling?
Property age and construction status directly affect your stamp duty calculation and eligibility for various concessions across Australian states.
New homes and off-the-plan purchases often qualify for enhanced first home buyer benefits, with several states offering more generous exemptions for newly constructed properties. New South Wales provides transfer duty exemptions for new homes up to higher thresholds compared to established properties.
Established dwellings (previously occupied homes) typically receive standard stamp duty treatment without the enhanced concessions available for new construction. However, they still qualify for standard first home buyer benefits within established thresholds.
Vacant land purchases for construction purposes often receive specialized treatment, with many states offering stamp duty relief for first home buyers purchasing land to build their primary residence. Off-the-plan apartments may qualify for specific concessions in some states, particularly Victoria, which has extended off-the-plan duty concessions until October 2026.
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Are you buying the property as an individual, a couple, or through a company or trust?
Your ownership structure fundamentally affects stamp duty calculation, with corporate and trust purchases often attracting higher rates and additional surcharges.
Individual purchases receive standard stamp duty rates and qualify for all available concessions and exemptions. Joint purchases between spouses or de facto partners typically maintain the same benefits, provided both parties meet eligibility criteria.
Company purchases attract standard stamp duty rates but are ineligible for first home buyer concessions and primary residence exemptions. Many states also impose foreign ownership surcharges if the company has foreign controlling interests, even if incorporated in Australia.
Trust purchases face similar restrictions to company purchases, with additional complexity around beneficiary identification for foreign ownership determinations. Discretionary trusts often cannot access first home buyer benefits, while fixed trusts may qualify under specific circumstances.
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Are you an Australian citizen, a permanent resident, or a foreign buyer?
Your residency status is the primary determinant of whether you'll pay significant foreign buyer surcharges on top of standard stamp duty rates.
Australian citizens pay only standard stamp duty rates regardless of where they currently live worldwide. Even if you're an Australian citizen living in Singapore, Hong Kong, or any other country, you're exempt from foreign buyer surcharges.
Permanent residents who meet the "ordinarily resident" test also avoid foreign buyer surcharges. This typically requires being in Australia for at least 200 days within the 12 months before contract exchange, though some states have alternative residence requirements.
Foreign buyers face substantial additional costs, with surcharges ranging from 7% to 9% of the property value. New South Wales imposes the highest foreign buyer surcharge at 9% as of January 2025, while Victoria charges 8%, and Queensland, South Australia, and Western Australia charge 7% each.
If you are a foreign buyer, have you factored in any additional foreign purchaser surcharges?
Foreign buyer surcharges represent the largest additional cost component for non-resident property purchases in Australia, often exceeding the base stamp duty amount.
- New South Wales: 9% surcharge on the full property value (increased from 8% in January 2025)
- Victoria: 8% surcharge on the full property value for all foreign buyers
- Queensland: 7% surcharge applies to foreign persons acquiring residential property
- South Australia: 7% foreign ownership surcharge on residential land acquisitions
- Western Australia: 7% foreign buyer surcharge on residential property purchases
- Tasmania: No foreign buyer surcharge currently imposed
- Northern Territory: No foreign buyer surcharge currently imposed
- ACT: No foreign buyer surcharge currently imposed
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Are you eligible for any first home buyer grants, exemptions, or concessions in that state?
First home buyer assistance schemes provide the most significant stamp duty savings available in Australia, with eligibility requirements varying considerably between states.
New South Wales offers complete stamp duty exemptions for first homes valued up to $800,000, with concessional rates for properties between $800,000 and $1,000,000. Additionally, a $10,000 New Home Grant applies to newly constructed homes under $600,000.
Victoria provides stamp duty exemptions for first home buyers purchasing established homes up to $600,000 and new homes up to $750,000. Queensland's first home concession applies to properties under $800,000, potentially saving up to $24,525 in stamp duty.
South Australia offers stamp duty relief for new homes, with full exemptions available for eligible first home buyers purchasing newly constructed properties. Western Australia provides first home owner duty concessions for properties meeting specific value thresholds.
Tasmania leads with the most generous scheme, offering full stamp duty exemptions for first home buyers purchasing established homes up to $750,000 as of February 2024. All schemes require you to live in the property as your principal residence for specified periods, typically 6-12 months within the first year of ownership.
Have you checked whether the property type affects the stamp duty calculation?
Different property types attract varying stamp duty rates and eligibility for concessions, with houses, apartments, and vacant land often treated differently across Australian states.
| Property Type | Stamp Duty Treatment | First Home Buyer Benefits |
|---|---|---|
| Established Houses | Standard rates apply | Standard FHB thresholds |
| New Houses | Standard rates, some state concessions | Enhanced FHB benefits in most states |
| Apartments/Units | Standard rates apply | Standard FHB thresholds |
| Off-the-Plan Apartments | Potential concessions in VIC until Oct 2026 | Enhanced benefits in some states |
| Vacant Land | Standard rates, build requirements | Lower FHB thresholds typically apply |
| House and Land Packages | Combined assessment | Higher FHB thresholds in some states |
Do you know the exact thresholds and duty rates for your state at your purchase price?
Understanding precise thresholds and rates for your specific state ensures accurate stamp duty budgeting and identifies potential savings opportunities.
Each Australian state operates different threshold systems, with most using progressive scales where rates increase as property values rise. New South Wales and Victoria implement premium duty rates for residential properties exceeding $3 million.
Queensland maintains consistent rate progressions without premium thresholds, making it particularly attractive for high-value property purchases. South Australia, Western Australia, and Tasmania use traditional progressive systems with maximum rates typically reached around $1-2 million property values.
Northern Territory employs a unique calculation method for properties under $525,000, while the ACT uses one of the most straightforward progressive systems. Regular threshold adjustments occur in most states, with some jurisdictions indexing thresholds annually to inflation or consumer price index movements.
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Have you estimated the total stamp duty payable using the official state revenue calculator?
Official state revenue calculators provide the most accurate stamp duty estimates, incorporating all applicable rates, surcharges, concessions, and exemptions for your specific situation.
Each state maintains comprehensive online calculators that account for buyer status, property type, intended use, and all relevant concessions. These calculators are updated immediately when rates or thresholds change, ensuring accuracy for current transactions.
The calculators typically require information about property value, buyer citizenship status, first home buyer eligibility, intended occupancy, and ownership structure. They automatically apply all relevant concessions and surcharges based on your inputs.
Using official calculators prevents costly estimation errors and ensures you budget correctly for settlement. Many calculators also provide breakdowns showing base duty, surcharges, concessions applied, and net amounts payable, helping you understand exactly where your money goes.
Most states require stamp duty payment within 30-90 days of settlement, with late payment penalties applying. Your conveyancer or solicitor typically handles the payment process as part of settlement arrangements.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Understanding stamp duty in Australia requires careful consideration of twelve critical factors that can dramatically impact your final costs.
As of September 2025, stamp duty rates range from 3-5% of property value, with foreign buyer surcharges adding up to 9% in New South Wales, making location and residency status crucial factors in your property purchase budget.
Sources
- Stamp Duty Calculator - Australia
- Money.com.au Stamp Duty Calculator
- RevenueSA Calculate Stamp Duty
- NSW Stamp Duty Calculator
- Odin Mortgage Stamp Duty Guide
- Revenue NSW Transfer Duty
- RevenueSA Foreign Ownership Surcharge
- NSW First Home Buyers Assistance Scheme
- Queensland First Home Concession
- Youi First Home Buyer Stamp Duty Guide