Stamp Duty Australia 2026: State-by-State Breakdown

—

Stamp duty is the second-biggest cost of buying property after the deposit. Each state has its own rules. Here’s the 2026 cheat sheet for first home buyers.

NSW (New South Wales)

Threshold: Properties under $800,000 — no stamp duty for first home buyers
Concession: $800,001–$1,000,000 — reduced rate
Above $1M: Full duty applies (roughly 4–5% of price)

NSW also offers an annual property tax alternative for some first home buyers.

VIC (Victoria)

Full exemption: First home, $600,000 or below
Concession: $601k–$750k — sliding scale
Above $750k: Standard duty (4.5–5.5% range)

QLD (Queensland)

Full exemption: Owner-occupier, under $700,000
Concession: $700,001–$800,000
Above $800k: Full duty

WA (Western Australia)

Threshold: Under $430,000 — no duty for first home
Concession: $430,001–$530,000
Above $530k: Standard duty

SA (South Australia)

No first home buyer exemption for established homes
Off-the-plan: Concession up to $700,000
New homes: Concession up to $650,000

TAS, ACT, NT

Smaller markets but generally generous first home buyer concessions:

TAS: $400,000 exemption threshold
ACT: Annual rates instead of stamp duty (universal)
NT: $650,000 first home exemption

Foreign Buyer Additional Duty

Non-residents face additional duty surcharges (7–8% on top of standard rates) plus FIRB application fees. Plan accordingly.

How to Estimate Quickly

Each state revenue office has a free online calculator. Run your specific property:

Search “stamp duty calculator [state]”
Enter price + first home buyer status + investor/occupier
Compare with the threshold tables above

Often-Missed Concessions

Pensioner concessions in some states
Off-the-plan dutiable value rules that lower duty on properties bought before completion
Charitable purpose exemptions

Strategy: Buy Just Under Threshold

If you can buy at $799k vs $805k in NSW, you save all stamp duty. The next $6,000 in price would cost you $30k+ in duty. Negotiate accordingly.

💡 Pro Tip: Stamp duty is calculated on contract price, not purchase deposit. Negotiation that lowers contract price even by $5–10k can yield bigger duty savings.