Stamp Duty in Australia: State-by-State Guide for 2026
Stamp duty — formally known as transfer duty or conveyance duty — is one of the largest upfront costs when purchasing property in Australia. It is a state and territory tax calculated on the value of a property transfer, and rates vary significantly between jurisdictions. For first home buyers in particular, understanding stamp duty exemptions and concessions can mean saving tens of thousands of dollars. This comprehensive guide covers stamp duty across all eight Australian states and territories, with a focus on first home buyer relief.
At Lagos Financial, we help buyers across Australia structure their loans and navigate the upfront costs of property purchase, including stamp duty. Whether you are buying your first property or investing, understanding your stamp duty obligations is essential.
What Is Stamp Duty and How Is It Calculated?
Stamp duty is a government tax imposed on the transfer of land and property. It is calculated based on the purchase price (or market value, whichever is greater) of the property. Each state and territory has its own duty scale, with progressively higher rates applying as the property value increases.
In most jurisdictions, stamp duty must be paid within 30 days of settlement, though timeframes vary. It is typically the buyer’s responsibility, though in some commercial transactions this may be negotiated. Stamp duty is not deductible for owner-occupier purchases but may be deductible for investment properties (as a capital cost).
State-by-State Stamp Duty Overview
New South Wales (NSW)
NSW uses a progressive duty scale. For a $700,000 property, duty is approximately $26,857. First home buyers purchasing a new home valued up to $800,000 pay no stamp duty. For established homes, first home buyer relief applies to properties valued up to $650,000 (full exemption), with a concession up to $800,000. NSW also offers the First Home Buyer Choice scheme (for eligible purchases), which allows buyers to choose between paying stamp duty upfront or an annual property tax.
Victoria (VIC)
Victorian first home buyers pay no stamp duty on properties valued up to $600,000. A partial concession applies for properties between $600,001 and $750,000. Standard duty on a $700,000 Victorian property is approximately $37,070. The off-the-plan concession can significantly reduce duty for apartment buyers. Learn more on our dedicated Victoria FHOG page.
Queensland (QLD)
Queensland offers a first home buyer concession for properties up to $550,000 (new or established). Above this threshold, the standard duty scale applies. On a $600,000 Queensland property, standard duty is approximately $21,850. First home buyers below the threshold pay $0. The QLD Government also offers a transfer duty home concession for all owner-occupiers on properties up to $350,000.
Western Australia (WA)
WA provides transfer duty exemption for first home buyers purchasing properties valued up to $430,000, with concessions up to $530,000. The standard duty on a $500,000 WA property is approximately $17,765. First home buyers under the threshold pay $0. Regional thresholds may differ. See our full WA FHOG guide for details.
South Australia (SA)
Since 15 June 2024, first home buyers in SA purchasing a new home pay zero stamp duty, regardless of the purchase price. For established homes and purchases by non-first home buyers, standard duty applies — on a $600,000 SA property, approximately $26,830. See our SA FHOG page for the full breakdown.
Tasmania (TAS)
Tasmania offers a full stamp duty exemption for first home buyers purchasing any property (new or established) valued up to $750,000. This exemption has been extended through to June 2026. A 50% duty discount also applies to all owner-occupied purchases up to $750,000. See our Tasmania FHOG guide for details.
Australian Capital Territory (ACT)
The ACT operates differently from other jurisdictions. It replaced the FHOG with the Home Buyer Concession Scheme (HBCS), which provides a full stamp duty exemption for first home buyers purchasing properties up to $607,500. Income testing applies ($170,000 for singles, $227,000 for couples). Standard ACT duty on a $600,000 property is approximately $20,450. Learn more on our ACT FHOG page.
Northern Territory (NT)
The NT provides a First Home Owner Discount that reduces stamp duty by up to $18,601 on established home purchases. The NT also offers a Principal Place of Residence rebate. Standard duty in the NT follows a progressive scale similar to other states. See our NT FHOG guide for the full picture.
Stamp Duty Comparison Table — First Home Buyers 2026
| State/Territory | FHB Exemption Threshold | Concession Range | Applies to Established? | Income Test? |
|---|---|---|---|---|
| NSW | Up to $800,000 (new) / $650,000 (established) | $800k–$1M (new) / $650k–$800k (established) | Yes (up to $650k full exemption) | No |
| VIC | Up to $600,000 | $600k–$750k | Yes | No |
| QLD | Up to $550,000 | None (binary) | Yes | No |
| WA | Up to $430,000 | $430k–$530k | Yes | No |
| SA | New homes: no cap (from June 2024) | N/A | No (new homes only) | No |
| TAS | Up to $750,000 (to June 2026) | N/A | Yes | No |
| ACT | Up to $607,500 | N/A | Yes | Yes ($170k single / $227k couple) |
| NT | Up to $18,601 discount | N/A | Yes (established) | No |
When Is Stamp Duty Payable?
Stamp duty is generally payable at or before settlement. In most states, you have 30 days from the date of the contract of sale to pay duty (though this varies). Your conveyancer or solicitor will calculate the duty payable based on the purchase price and arrange for payment as part of the settlement process. You should always factor stamp duty into your budget when planning a property purchase, even if you expect to qualify for a concession or exemption.
Stamp Duty for Investment Properties
Investors are not eligible for first home buyer stamp duty concessions. Standard duty rates apply to all investment property purchases. However, stamp duty paid on an investment property may be included in the cost base for capital gains tax purposes, which can reduce the CGT payable on eventual sale. Consult your accountant for specific tax advice.
How a Mortgage Broker Can Help with Stamp Duty Planning
Understanding your stamp duty liability before you begin property searching is essential for accurate budgeting. Your mortgage broker can help you estimate your total upfront costs, identify which grants and concessions you may qualify for, and structure your loan to maximise available benefits. Lagos Financial works with buyers across all Australian states and territories — contact us to discuss your situation.
Frequently Asked Questions — Stamp Duty Australia
Is stamp duty the same in every state?
No. Stamp duty rates, thresholds, and concessions differ significantly between states and territories. Some states (like Tasmania and SA) have introduced very generous first home buyer concessions in recent years, while others (like WA) have more modest thresholds. Always check the current rules in your specific state before making purchasing decisions.
Can I borrow stamp duty as part of my home loan?
Generally, no — lenders assess your loan amount based on the property value, and stamp duty must be paid from your own funds (along with other purchase costs such as legal fees and inspection reports). However, some lenders and loan structures (such as using a guarantor) may allow you to effectively preserve more cash for upfront costs. Speak with your broker about your options.
Does stamp duty apply to property transfers between family members?
Stamp duty may still apply to transfers between family members, including gifts of property and transfers between spouses. The rules vary by state. Some states provide exemptions for transfers between married or de facto partners, but not for other family transfers. Your conveyancer can advise on the specific rules in your state.
What happens if I claim a first home buyer concession I wasn’t entitled to?
State revenue offices audit stamp duty concession claims and can impose penalties and interest if you claimed a concession you were not entitled to. If you are unsure about your eligibility, seek advice from your mortgage broker or conveyancer before lodging your claim.
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About the Author
Victor Lagos is a licensed mortgage broker (ACL 546774) and founder of Lagos Financial, with close to 20 years of finance industry experience since beginning his career at Bluestone Mortgages in 2006. A member of the Finance Brokers Association of Australia (FBAA) since 2015 and the Australian Financial Complaints Authority (AFCA — 98399), Victor helps Australians build wealth through tailored home loan and property investment strategies, working with 60+ lenders nationwide. Last reviewed: March 2026.