Australian Stamp Duty by State 2026: Complete Guide for Every Territory
Compare stamp duty across all Australian states and territories. Includes rates for NSW, VIC, QLD, WA, SA, TAS, ACT, NT, plus first home buyer concessions and how to calculate your costs.
TL;DR: Stamp duty in Australia varies by state and can cost as much as your 5% deposit. NSW, VIC, QLD, WA, SA, TAS, ACT, and NT each have different rates, thresholds, and first home buyer concessions, knowing your state's rules can save you thousands on settlement day.
Here is something most first-time buyers do not realise until it is too late: stamp duty can easily cost you more than your entire conveyancing bill, building inspection, and lender's mortgage insurance combined. In some parts of Australia, it will match or exceed your 5% deposit. And unlike your mortgage, you cannot stretch stamp duty over 30 years, it lands in full on settlement day.
The ironic part? Most buyers spend weeks stress-testing interest rates but barely think about stamp duty until an offer is accepted. By then, the numbers are already set.
Australia is not alone here. In the US, you will pay property transfer taxes at the county level (sometimes hitting 2%+ in states like New York or Pennsylvania). Canada hits buyers with land transfer taxes in cities like Toronto and Vancouver that can run into the tens of thousands, with no national exemption system to speak of. The UK has Stamp Duty Land Tax, or SDLT, which kicks in at £250,000 for most buyers and climbs in bands that look similar to what you will see below, though the thresholds and relief schemes are completely different.
But Australia is unique in one frustrating way: every state and territory runs its own system, and the differences are massive. What you pay for a $700,000 home in Sydney vs Brisbane vs Adelaide is not a minor variance, it can be a $20,000 difference. This guide breaks down exactly what you will owe in 2026, where the concessions are, the full range of first home buyer support, and how to keep more of your money working for your deposit.
What Stamp Duty Is and Why You Should Care
Stamp duty is a state-level tax on property purchases. Governments calculate it as a percentage of the purchase price, using a sliding scale that gets steeper as the property gets more expensive. You pay it at settlement, no instalments, no deferrals unless a specific state scheme says otherwise.
The practical impact is brutal. On a median Sydney house (somewhere around $1.1 million to $1.2 million in 2026), stamp duty sits north of $50,000. In Melbourne, similar. In Brisbane or Perth, better, but still a five-figure number. Every dollar you hand over to the state is a dollar that does not go toward your deposit, your furniture, or your mortgage buffer.
To put this in international perspective: the UK's SDLT charges 5% on the portion between £250,000 and £925,000, then 10% up to £1.5 million. Canada's Toronto land transfer tax (municipal + provincial) totals about 3.5% on a C$1 million home, roughly C$35,000. The US has no federal transfer tax; instead, counties and states levy their own, from 0.01% in Colorado up to 2.825% in New York City. Australia, depending on your state, sits somewhere in the middle of this pack, but with far more variation internally than any of those countries.
Stamp Duty in New South Wales
If you are searching for stamp duty NSW 2026 figures, start here. NSW uses a marginal rate system, only the portion of the price within each band is taxed at that rate. First home buyers get significant relief, and the thresholds are among the best in the country.
Rates and Thresholds
| Property Value | Stamp Duty Rate |
|---|---|
| Up to $100,000 | $1.25 for every $100 |
| $100,001 to $300,000 | $1,250 + $1.50 per $100 above $100,000 |
| $300,001 to $1,000,000 | $4,250 + $1.75 per $100 above $300,000 |
| $1,000,001 to $3,000,000 | $16,500 + $2.25 per $100 above $1,000,000 |
| Above $3,000,000 | 7% of total (premium rate) |
First Home Buyer Concessions
The stamp duty waiver NSW first home buyer program is genuinely generous. Full exemption on properties up to $800,000, sliding concession up to $1 million. For a Sydney apartment at $750,000, a first home buyer pays $0 stamp duty while a regular purchaser pays roughly $25,000. That is a real difference, not pocket change.
If you are looking at properties above the waiver threshold, a mortgage broker Sydney-based can help you calculate the exact liability and structure your purchase accordingly. Some buyers opt for a slightly cheaper property purely to land under $800,000 and save the full amount. In a market where median prices hover above $1 million, that means targeting units or townhouses rather than standalone houses, but the trade-off can be worth $40,000 or more.
Stamp Duty in Victoria
Victoria's rates are among the highest in the country, especially past the $960,000 mark. First home buyer concessions exist but they are less forgiving than NSW's.
Rates and Thresholds
| Property Value | Stamp Duty Rate |
|---|---|
| Up to $25,000 | 1.4% |
| $25,001 to $130,000 | $350 + 2.4% above $25,000 |
| $130,001 to $960,000 | $2,870 + 5% above $130,000 |
| Above $960,000 | $44,370 + 6% above $960,000 |
First Home Buyer Concessions
Victoria offers a full exemption on established homes up to $600,000 and new or off-the-plan properties up to $750,000. The concession extends to $750,000 for established homes and $950,000 for new builds. That off the plan stamp duty concession vic 2026 is worth paying attention to, it reduces the dutiable value by deducting construction costs, which can drop your stamp duty significantly on apartments and townhouses. A stamp duty calculator vic 2026 tool will show your exact liability based on property type and price.
If you are in Melbourne and looking at a $700,000 new apartment, the full waiver applies and you pay zero stamp duty. The established home at the same price? You are looking at roughly $16,000 under the concession. A mortgage broker Melbourne professional can walk you through the off-the-plan rules, because the eligibility criteria (size, value, buyer type) are specific and you do not want to assume you qualify only to find out at settlement.
Stamp Duty in Queensland
Looking for stamp duty QLD 2026 rates? Qld is generally more affordable than NSW and Victoria, though the gap shrinks above $1 million. The state also offers the highest First Home Owner Grant in the eastern states.
Rates and Thresholds
| Property Value | Stamp Duty Rate |
|---|---|
| Up to $5,000 | $0 |
| $5,001 to $75,000 | $1.50 per $100 above $5,000 |
| $75,001 to $540,000 | $1,050 + $3.50 per $100 above $75,000 |
| $540,001 to $1,000,000 | $17,325 + $4.50 per $100 above $540,000 |
| Above $1,000,000 | $37,425 + $5.75 per $100 above $1,000,000 |
First Home Buyer Concessions
QLD offers a full stamp duty exemption for first home buyers on properties up to $500,000 and a concessional rate up to $550,000. Combined with the $15,000 FHOG for new homes under $750,000, Brisbane is one of the more affordable capital cities for getting your foot on the ladder.
A $480,000 house in Brisbane works out like this: $0 stamp duty, and if it is a new build you may also qualify for the FHOG, making your effective upfront costs lower than any other major eastern city. That combination is hard to beat. A mortgage broker Brisbane specialist can help you figure out whether the numbers work for your income and deposit situation.
Stamp Duty in Western Australia
WA has some of the most buyer-friendly stamp duty rates in the country, particularly at entry level. Perth's median house price remains well below Sydney and Melbourne, so the effective burden is even lighter.
Rates and Thresholds
| Property Value | Stamp Duty Rate |
|---|---|
| Up to $120,000 | $1.50 per $100 |
| $120,001 to $150,000 | $1,800 + $2.00 per $100 above $120,000 |
| $150,001 to $360,000 | $2,400 + $3.00 per $100 above $150,000 |
| $360,001 to $725,000 | $8,700 + $4.50 per $100 above $360,000 |
| Above $725,000 | $25,125 + $5.15 per $100 above $725,000 |
First Home Buyer Concessions
The stamp duty concessions WA 2026 offers include a full exemption up to $450,000 and a sliding concession to $600,000. With Perth's median roughly between $650,000 and $700,000, a first home buyer targeting a well-priced house or unit at $430,000 pays $0 stamp duty, roughly $13,000 saved compared to a non-concession buyer.
If you are organising a home loan Perth lenders are competitive, and a $13,000 stamp duty saving could mean the difference between a 5% deposit and a 10% deposit in effective cash terms. That early equity matters.
Stamp Duty in South Australia
South Australia's system runs through nine marginal bands, more granular than most states. The thresholds are tighter than WA or Qld, but property prices in Adelaide and regional SA are generally lower, so the overall burden balances out somewhat.
Rates and Thresholds
| Property Value | Stamp Duty Rate |
|---|---|
| Up to $12,000 | $1.00 per $100 |
| $12,001 to $30,000 | $120 + $2.00 per $100 above $12,000 |
| $30,001 to $50,000 | $480 + $3.00 per $100 above $30,000 |
| $50,001 to $100,000 | $1,080 + $3.50 per $100 above $50,000 |
| $100,001 to $200,000 | $2,830 + $4.00 per $100 above $100,000 |
| $200,001 to $250,000 | $6,830 + $4.25 per $100 above $200,000 |
| $250,001 to $300,000 | $8,955 + $4.50 per $100 above $250,000 |
| $300,001 to $500,000 | $11,205 + $4.75 per $100 above $300,000 |
| Above $500,000 | $20,705 + $5.00 per $100 above $500,000 |
First Home Buyer Concessions
The stamp duty SA 2026 thresholds give a full exemption up to $417,000 and a sliding concession up to $527,000. These are indexed annually, so check the current figure with RevenueSA. At Adelaide's median of around $680,000, a first home buyer pays full rate, roughly $28,000, so if you can find something solid under $527,000, the saving is significant. A mortgage broker Adelaide expert can model the scenario of buying under the threshold as a starter home versus stretching for your long-term property and paying the full stamp duty.
Stamp Duty in Tasmania
Tasmania's rates are straightforward, four bands, and its first home buyer full-exemption threshold is one of the highest in Australia.
Rates and Thresholds
| Property Value | Stamp Duty Rate |
|---|---|
| Up to $50,000 | $1.75 per $100 |
| $50,001 to $100,000 | $875 + $2.25 per $100 above $50,000 |
| $100,001 to $200,000 | $2,000 + $3.00 per $100 above $100,000 |
| $200,001 to $500,000 | $5,000 + $4.00 per $100 above $200,000 |
| Above $500,000 | $17,000 + $4.50 per $100 above $500,000 |
First Home Buyer Concessions
The first home buyer grant Tasmania 2026 sits alongside a full stamp duty exemption on properties under $500,000, among the best nationwide, and a sliding concession up to $600,000. Hobart's median has come down from its peak, meaning more properties now fall under that threshold. A first home buyer could save $17,000 to $20,000 here compared to someone paying full rate.
Stamp Duty in the Australian Capital Territory
The ACT is doing something no other state or territory is: phasing out stamp duty entirely. The transition is replacing it with higher general rates (land tax), which means stamp duty for 2026 purchases is noticeably lower than it was in 2020, and it will keep dropping.
Rates and Thresholds
| Property Value | Stamp Duty Rate |
|---|---|
| Up to $200,000 | $0.50 per $100 |
| $200,001 to $300,000 | $1,000 + $1.00 per $100 above $200,000 |
| $300,001 to $500,000 | $2,000 + $2.00 per $100 above $300,000 |
| $500,001 to $750,000 | $6,000 + $3.50 per $100 above $500,000 |
| $750,001 to $1,000,000 | $14,750 + $4.50 per $100 above $750,000 |
| Above $1,000,000 | $25,250 + $5.10 per $100 above $1,000,000 |
First Home Buyer Concessions
The ACT stamp duty phase out 2026 schedule means first home buyers get a full exemption up to $750,000 and a partial concession to around $925,000. Canberra's median is about $950,000, so if you are looking at units or townhouses, many of which fall in the $500,000 to $650,000 range, that is $0 stamp duty territory. A mortgage broker Canberra professional can help you weigh the trade-off between buying now with $0 stamp duty versus waiting and facing higher general rates in future years.
Stamp Duty in the Northern Territory
NT has the most generous stamp duty setup in Australia. Full stop.
Rates and Thresholds
For principal place of residence:
| Property Value | Stamp Duty Rate (PPR) |
|---|---|
| Up to $525,000 | $0 (fully exempt for PPR) |
| $525,001 to $3,000,000 | 2.0% to 4.5% above $525,000 |
| Above $3,000,000 | 5.9% |
First Home Buyer Concessions
The NT first home buyer stamp duty exemption goes up to $650,000 for owner-occupiers, the highest full-exemption threshold in the country. Stack the $10,000 to $25,000 FHOG on top, and your total upfront saving on a median Darwin home can exceed $40,000. If you are comparing states purely on stamp duty cost, NT makes every other territory look expensive.
First Home Buyer Concessions: Full Comparison
| State/Territory | Full Exemption Up To | Partial Concession Up To | FHOG (New Homes) |
|---|---|---|---|
| NSW | $800,000 | $1,000,000 | $10,000 |
| VIC | $600,000 (est.) / $750,000 (new) | $750,000 (est.) / $950,000 (new) | $10,000 |
| QLD | $500,000 | $550,000 | $15,000 |
| WA | $450,000 | $600,000 | $10,000 |
| SA | $417,000 | $527,000 | $15,000 |
| TAS | $500,000 | $600,000 | $10,000 to $30,000 |
| ACT | $750,000 | ~$925,000 | $10,000 |
| NT | $650,000 | N/A | $10,000 to $25,000 |
What this tells you: a $600,000 home costs $0 stamp duty in Darwin for a first home buyer. In Melbourne (established home), it costs roughly $5,500. In Sydney, a first home buyer pays $0 on the same property because the waiver threshold is $800,000. The state you choose can save or cost you tens of thousands before you even talk about the property itself.
How Stamp Duty Affects Your Buying Power
Let me be blunt: stamp duty is the reason many first home buyers fall short at settlement. They calculate the deposit, they calculate the loan repayments, and they assume the cash in their savings account covers both. It does not.
A buyer with $70,000 saved who targets a $700,000 property might think: 10% deposit is $70,000, I am right there. But stamp duty on that property in Victoria (full rate) is roughly $33,000. Add $3,000 for conveyancing and inspections. Suddenly you need $106,000, or you are borrowing with a smaller deposit and paying LMI on top.
A stamp duty calculator Australia 2026 tool will save you from this surprise. Punch in the state, the price, and whether you are a first home buyer, and you will see your real cash requirement before you start making offers.
Using the Tools on This Site
Our Australian Mortgage Calculator factors stamp duty into your monthly repayment picture automatically. Check current rates to see how they affect your payment. The Affordability Tool does the same for your purchase price range, stamp duty deducted upfront so you see your real buying power.
For those outside Australia, we cover the same ground for US buyers, Canadian buyers, and UK buyers on their respective calculators. Whether you are using a US mortgage affordability tool, a Canadian mortgage calculator, or a UK mortgage repayment model, the principle is the same: if your tool does not factor transaction taxes, it is giving you an incomplete picture.
If you are looking at an investment loan stamp duty Australia scenario, buying a property that is not your principal residence, note that the concessions above generally do not apply. Investors pay full rates everywhere. The upside is that stamp duty is a cost base adjustment for capital gains tax purposes, so keep the receipt. A broker or accountant will remind you of this, but it is worth flagging now.
Working With a Mortgage Broker
Stamp duty rules shift. Budget announcements in May and June adjust thresholds. Concessions appear, disappear, or get capped. A local mortgage broker lives in these details.
Whether you need a mortgage broker Sydney adviser to navigate the $1 million cliff (where FHB concessions vanish and full rates bite), a mortgage broker Melbourne expert to explain how the off the plan stamp duty concession vic 2026 interacts with the FHOG, a mortgage broker Brisbane specialist to combine the $15,000 grant with the $500,000 exemption, or a mortgage broker Adelaide, Canberra, Perth, or Gold Coast broker who knows the local revenue office inside out, the right advice upfront stops you overpaying by thousands.
Most brokers offer a free initial conversation. They can model your stamp duty liability across multiple price points, check eligibility for concessions, and connect you with a conveyancer who finalises the stamp duty lodgement. On a $700,000 property, saving $20,000 in stamp duty through correct structuring is not unusual, and that is $20,000 that stays in your pocket.
The Bottom Line
Stamp duty is not avoidable for most buyers, but it is manageable if you plan for it.
NSW gives first home buyers the highest full exemption at $800,000. VIC has the highest general rates but good off-the-plan relief if you are buying new. QLD, WA, and TAS sit in a sensible middle band with reasonable thresholds. SA demands careful targeting under $527,000. ACT is actively phasing the tax out, a unique situation worth watching. NT is the cheapest, full stop.
Before you sign anything, use the calculators available on this site to model the full cost. A mortgage calculator Australia tool that accounts for stamp duty, LMI, and conveyancing will give you the real settlement figure, not the one on the property listing.
And if you need a quick rule of thumb: how much is stamp duty on a 500k house in your target state? In NSW with a FHB waiver, it is $0. In VIC (established), it is roughly $21,500. In QLD, $8,750. In WA, $0 for FHB under $450,000, or $5,350 over. In SA, full rate of roughly $21,000. In TAS, roughly $17,000. In ACT, roughly $6,700. In NT, $0. That spread is bonkers, and that is the point. Where you buy determines not just your lifestyle but your upfront costs by a margin that dwarfs interest rate differences.
Do the stamp duty calc before you fall in love with a property, not after.
Frequently Asked Questions
How much is stamp duty on a 500k house?
What is the stamp duty waiver NSW first home buyer program?
What are the stamp duty QLD 2026 rates for first home buyers?
How do stamp duty concessions WA 2026 work?
What are the stamp duty SA 2026 thresholds?
How does the ACT stamp duty phase out 2026 work?
What is the NT first home buyer stamp duty exemption?
Does investment loan stamp duty Australia differ from owner-occupier rates?
How does the off the plan stamp duty concession vic 2026 work?
What is the first home buyer grant Tasmania 2026?
This article is for informational purposes only and does not constitute financial, legal, or mortgage advice. Stamp duty rates, thresholds, and concessions vary by state and territory, are subject to change, and depend on individual eligibility criteria. Always verify current rates with your state revenue office and consult a licensed mortgage professional for advice specific to your situation. Information is current as of June 2026.