- Stamp duty is a state or territory government tax applied to property transactions
- It is calculated based on property value, location, and buyer circumstances
- Some buyers in some jurisdictions may be eligible for exemptions or concessions depending on government policies
Depending on where you're buying a property and a few other factors, your stamp duty costs could be very little, or slug you tens of thousands of dollars.
What is stamp duty?
Stamp duty is a state or territory government tax on certain purchases, including property. In some jurisdictions, it may be referred to as transfer duty as it covers the cost of transferring ownership from one owner to the next.
Stamp duty isn't just payable on housing. Another major stamp duty cost is on the purchase of a car and a range of financial products.
In this article, we'll focus on property stamp duty because it generally delivers the biggest financial hit. But you could be lucky.
How much does stamp duty cost?
There is no one-size fits all. Stamp duty costs can vary greatly according to:
- which state or territory you're buying in
the cost of the property (land and/or home)
purpose of the property (are you investing, or going to live in it?)
whether you're a first home buyer
the type of dwelling (is it an existing home, vacant land, or a newly constructed home?)
- household income (ACT only)
your number of dependent children or pension status (ACT only)
Suffice to say, it can be a major expense when buying a home, setting some purchasers back tens of thousands of dollar. As an example, stamp duty for an established home valued at $750,000 in New South Wales will cost more than $28,000.
Stamp duty cost by state: Buying property
States and territories have different rules surrounding stamp duty concessions and exemptions.
Below are some examples of stamp duty costs (as at June 2026) in each state and territory.
They are based on a $750,000 established home being purchased by a non-first home buyer, with no children in a dual-income household earning $140,000 a year.
(Other government fees included in the totals below include land transfers and mortgage registration fees.)
NSW stamp duty costs
In New South Wales, you need to pay stamp duty within three months of signing a contract of sale, except for off-the-plan purchases.
Property purchase | Stamp duty cost | Total government fees (est.) |
Owner-occupier | $28,162 | $28,513 |
Investor | $28,162 | $28,513 |
VIC stamp duty costs
Victoria is one of the most expensive states for stamp duty but does offer a principal place of residence (PPR) concession for eligible buyers who live in the property for 12 months after purchase.
| Property purchase | Stamp duty cost | Total government fees (est.) |
| Owner-occupier | $40,070 | $42,073 |
| Investor | $40,070 | $42,073 |
QLD stamp duty costs
Queensland is one of the least-expensive states for stamp duty. However, it levies a significant surcharge to foreign purchasers (an additional $60,000 on the example calculation).
Property purchase | Stamp duty cost | Total government fees (est.) |
Owner-occupier | $19,600 | $22,625 |
Investor | $26,775 | $29,800 |
ACT stamp duty costs
The ACT provides exemptions for pensioners, some NDIS participants, and all those who haven't owned a home for five years or more (from 1 July 2026). It also offers a stamp duty exemption for those buying off-the-plan units.
Property purchase | Stamp duty cost | Total government fees (est.) |
Owner-occupier | $19,208 | $19,865 |
Investor | $22,200 | $22,857 |
SA stamp duty costs
South Australia offers a stamp duty exemption for first homebuyers building or purchasing new properties only, but no other concessions.
Property purchase | Stamp duty cost | Total government fees (est.) |
Owner-occupier | $35,080 | $42,760 |
Investor | $35,080 | $42,760 |
WA stamp duty costs
Western Australia provides first home buyer exemptions and concessions, with home value thresholds lifted it the state's 2026-27 budget.
Property purchase | Stamp duty cost | Total government fees (est.) |
Owner-occupier | $29,741 | $30,324 |
Investor | $29,741 | $30,324 |
TAS stamp duty costs
Tasmania offers a range of stamp duty concessions and exemptions including an exemption for first home buyers purchasing a home for $750,000 or less.
Property purchase | Stamp duty cost | Total government fees (est.) |
Owner-occupier | $28,935 | $29,349 |
Investor | $28,935 | $29,349 |
NT stamp duty costs
There are no first homebuyer stamp duty concessions in the NT although exemptions may apply for eligible house and land purchases.
Property purchase | Stamp duty cost | Total government fees (est.) |
Owner-occupier | $37,125 | $37,477 |
Investor | $37,125 | $37,477 |
Calculations according to Savings.com.au Stamp Duty Calculator
Savings.com.au's two cents
Stamp duty can come as a shock. For some, it can take them out of the market until they save enough to cover the additional upfront cost that comes with buying a home.
In a fast-rising property market, you may decide to look for a home lender who'll lend you more to cover the cost of stamp duty just so you can secure your place in the market.
But if you can, it's best to pay stamp duty upfront to avoid paying ongoing interest on it which can add tens, if not hundreds, of thousands of dollars to the interest you pay over the life of your loan.
Be sure to check all the relevant state and territory exemptions and concessions for where you are purchasing and take advantage of any that apply.
How can you save on stamp duty?
Stamp duty concessions and exemptions vary widely between the states and territories. Generally, there are a few strategies that can reduce the big financial hit of stamp duty.
1. Be a first home buyer
To alleviate some of the difficulty of buying a first home, most (but not all) state/territory governments provide significant stamp duty exemptions or concessions for those purchasing homes for the first time.
There are some exceptions though. The Northern Territory and Tasmania (from 1 July 2026) offer no first homebuyer concessions or exemptions, while South Australia only extends them to those purchasing new homes or buying land where a new home will be built, not established homes.
How much stamp duty you'd pay as a first homebuyer
Here's how much stamp duty would cost for first homebuyers purchasing a $600,000 established property as an owner-occupier in each jurisdiction. (Note: the quoted amount is for stamp duty only and does not include other associated government fees.)
State/Territory
Stamp duty cost (FHB)
Stamp duty cost (non-FHB)
ACT
$0
$12,728
NSW
$0
$21,412
VIC
$0
$31,070
QLD
$0
$12,850
SA
$26,830
$26,830
WA
$0
$22,515
TAS
$22,498 (from 1 July 2026)
$22,498
NT
$29,700
$29,700
Stamp duty exemption/concession thresholds for eligible first home buyers by state/territory (as at 1 July 2026)
- NSW: Exemption for new or existing homes up to $800,000; concession for homes up to $1 million
- Victoria: Exemption for homes up to $600,000; concessions for homes between $600,001 to $750,000
- Queensland: No stamp duty on new builds (no price limit) or vacant lots intended for new builds; exemption on homes up to $700,000 and concession on homes up to $800,000
- Western Australia: No stamp duty on homes valued up to $600,000 and vacant land up to $450,000; concession for homes valued up to $800,000 (in both metropolitan and regional WA) and on vacant land valued between $450,001 to $550,000. Exemptions apply for off-the-plan purchases of strata units and townhouses up to $800,000 and scaled concessions for homes valued up to $900,000
- ACT: No stamp duty for first home buyers regardless of home value or income
(Correct at the time of writing. Indexing may be subject to change in some jurisdictions from 1 July each year.)
2. Buy a cheaper home, or build one
Put simply, the more the property costs, the more stamp duty you pay. Stamp duty costs are generally lower for people buying land only. The reason is quite simple: vacant blocks are usually significantly cheaper than established homes. You also only pay stamp duty on the value of the land, not the home that will eventually be built on it.
See also: Guides and tips on buying house and land packages
Some states also give stamp duty exemptions or concessions for buying off-the-plan units or apartments.
3. Live in the house after you purchase
Some states and territories levy higher stamp duty on investors than they do on owner occupiers. One strategy to limit stamp duty is to plan to live in an investment property for 12 months before renting it out. This qualifies the sale as an owner-occupier purchase.
It's also worth noting stamp duty costs are not tax-deductible for investors unlike some other costs associated with the purchase of investment property.
See also: How is rental income taxed?
The other benefit to this strategy is that home loan interest rates are generally lower for owner occupier loans than investor loans.
The table below features owner occupier home loans with some of the lowest interest rates on the market:
| Lender | Home Loan | Interest Rate | Comparison Rate* | Monthly Repayment | Repayment type | Rate Type | Offset | Redraw | Ongoing Fees | Upfront Fees | Max LVR | Lump Sum Repayment | Extra Repayments | Split Loan Option | Tags | Features | Link | Compare | Promoted Product | Disclosure |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
5.94% p.a. | 5.98% p.a. | $2,978 | Principal & Interest | Variable | $0 | $530 | 90% |
| Promoted | Disclosure | ||||||||||
5.89% p.a. | 5.80% p.a. | $2,962 | Principal & Interest | Variable | $0 | $0 | 80% |
| Promoted | Disclosure | ||||||||||
5.99% p.a. | 6.02% p.a. | $2,995 | Principal & Interest | Fixed | $0 | $0 | 60% |
| Promoted | Disclosure | ||||||||||
5.93% p.a. | 5.93% p.a. | $2,975 | Principal & Interest | Variable | $0 | $395 | 70% | Disclosure |
Switching from owner occupied to investor
It's worth noting owner occupiers are obliged to inform lenders when they intend to rent out their homes. This requirement will generally be noted in home loan contracts.
Their owner occupier home loans will typically be restructured to investor loans which can come with higher interest rates. This loan will apply while the property is rented.
See also : What is the six year CGT property investment rule?
4. Other concessions or exemptions
Some states and territories will grant stamp duty exemptions or concessions for a number of reasons including:
being an eligible pensioner who is downsizing
eligibility under a disability scheme
inheriting a property from a deceased estate
property transfers between spouses or partners
property transfers as a result of relationship or family breakdowns
bankruptcy and insolvency transfers
property transfers involved with family farms
It is wise to check the eligibility criteria set down by the relevant state and territory governments or seek the advice of a conveyancer or solicitor handling the property settlement.
Case study guides
Sam
Sam is purchasing an established unit in Melbourne for $615,000 to live in. As an eligible first homebuyer, Sam is exempt from paying stamp duty on the first $600,000 and will pay a concessional rate on the balance above $600,000.
The duty payable is $3,197.
Alice & Tom
First homebuyers Alice and Tom are purchasing an established home in Canberra valued at $980,000. They have a combined income of $230,000 and no dependents.
Like all first home buyers in the ACT, Alice and Tom are exempt from stamp duty, no matter their property value or income. This blanket first home buyer exemption took effect from 1 July 2026.
Under the previous scheme, Alice and Tom would also have been exempt from stamp duty with both the home value and their incomes coming in under the previous thresholds.
Under both scenarious, they won't be required to pay stamp duty, provided they live in the property for one continuous year after settlement.
Dave
Dave is already a homeowner and is purchasing an established investment property in Queensland valued at $750,000.
As an investor, he will pay around $27,300 in stamp duty. If he was purchasing the home to live in, the stamp duty charge would be around $19,600.
Even if Dave was a first-time buyer, as an investor, he is not eligible for stamp duty exemptions or concessions in Queensland.
Do you need to pay stamp duty upfront?
Yes, stamp duty is an upfront property cost so in the majority of cases, most lenders will require you to pay stamp duty along with your deposit when you purchase the property. Generally, your lender and conveyancer should advise you how to pay your stamp duty and depending on where you're buying, you'll have between one and three months to pay it from the property settlement date.
In some situations, a lender may allow you to add the cost of stamp duty to your loan amount which, of course, will considerably increase the total interest repaid over the life your loan. But generally, lenders prefer the upfront method.
Should stamp duty be scrapped?
Paying a substantial sum of money to the government to house yourself - or others - certainly isn't popular. The property industry regularly calls for stamp duty to be scrapped or at least the cost of it to be significantly reduced.
Studies have consistently found the cost of stamp duty has skyrocketed alongside property prices, far outstripping growth in average incomes.
Property industry figures call it a "lazy tax" and urge state and territory governments to regularly review stamp duty brackets as well as concession/exemption thresholds to better reflect real property values on the market.
But in its 2026 advice to Australia, the International Monetary Fund went a step further. The IMF advocated for replacing "inefficient", one-off stamp duty with recurring, broad-based land taxes to improve housing affordability and economic efficiency.
Ironically, when the GST was launched in 2001, it was designed to phase out a number of state and territory taxes, stamp duty among them. It clearly didn't transpire that way.
What the expert says
"Stamp duty is an inefficient tax because it discourages people from moving to homes that suit them.
While the rise has largely been incidental, rather than an intentional increase in tax rates, stamp duty reform is critically needed to allow the property market to operate more efficiently."
How do you pay stamp duty?
Stamp duty payments fall due within 30-90 days of property settlement, depending on the state or territory.
State and territory governments may send the notice via mail or email, outlining the amount payable, any exemptions or concessions included in the calculation, and payment options.
Generally, stamp duty can be paid by direct deposit, cheque, credit card, or other major purchase services. It can also be paid by conveyancers or solicitors who can lodge payments on your behalf.
Late payments will be subject to penalties or extra charges.