Stamp Duty Australia 2026: State-by-State Guide and First Home Buyer Exemptions

Stamp duty contract with rubber stamp and house model, illustrating Australian property transfer duty costs for home buyers in 2026


Last updated: July 2026  |  Reading time: 11 min

Stamp duty is one of those costs that catches buyers completely off guard. You've saved your deposit, you've got pre-approval sorted, and then your conveyancer mentions an extra $20,000–$40,000 due at settlement that you hadn't fully accounted for. It's not a small number — and it has to come from your own savings, not your loan.

The good news for first home buyers is that every state and territory in Australia offers some form of concession or exemption. The bad news is that the rules are completely different in each state, the thresholds change regularly, and missing the eligibility criteria by $1 over a threshold can cost you thousands. Here's how it actually works, state by state.

What Is Stamp Duty?

Stamp duty (officially called "transfer duty" in most states) is a state government tax on property transactions. When you buy a property, you pay the state government a percentage of the purchase price — calculated on a tiered, progressive scale similar to income tax brackets. Each portion of the price falls into a rate bracket, and you pay that rate on just that portion, not the entire price.

It's paid at or before settlement, typically organised by your conveyancer or solicitor as part of the settlement process. In most states you have 30 days from settlement to pay, though some states allow up to 90 days. Late payment attracts interest and penalties.

Important: Stamp duty generally cannot be added to your home loan — it must be paid from your own savings at settlement. This means your deposit target needs to include stamp duty on top of the property purchase price, unless you qualify for an exemption.

Stamp Duty Calculator — All States 2026

🏠 Stamp Duty Calculator — 2026

Estimate your stamp duty by state for owner-occupiers and first home buyers.

$650,000
✅ No stamp duty — you qualify for a full first home buyer exemption in this state at this price.

Standard stamp duty

$21,850

without concession

Your estimated duty

$0

after applicable concession

Saving (concession)

$21,850

Total upfront costs est.

~$660,000

price + duty + ~$5k fees

FHB threshold

$700,000

full exemption up to

Estimates based on 2026 state revenue office rates. Actual duty depends on exact property characteristics, eligibility verification, and state revenue office assessment. Always confirm with your conveyancer.

First Home Buyer Exemptions — State by State

NSW

$0 duty up to $800,000

Full exemption for new and established homes. Sliding concession $800k–$1M. Above $1M — full duty applies. Optional annual property tax instead of upfront duty available for properties under $1.5M.

VIC

$0 duty up to $600,000

Full exemption to $600k, sliding concession to $750k. Above $750k — full duty. VIC has Australia's highest standard rates at the top end. Off-the-plan concession can significantly reduce duty for apartment buyers.

QLD

$0 duty up to $700,000 (established) / no cap (new)

Full exemption to $700k for established homes, sliding concession to $800k. New homes — zero duty with no price cap from May 2025. One of the best states for first home buyers buying new.

WA

$0 duty up to $430,000

Full exemption to $430k, concession to $530k. Lower thresholds reflect WA's historically lower median prices — but with recent price growth, many Perth buyers now exceed the threshold.

SA

$0 duty on new homes (no cap)

Since June 2024, first home buyers purchasing a new home pay zero stamp duty regardless of price — the most generous new-build policy in Australia. For established homes, a concession of up to $15,500 applies.

TAS

$0 duty up to $750,000

Full exemption to $750k — one of the more generous thresholds nationally. Note: this concession was a temporary budget measure. Confirm current status with the Tasmanian State Revenue Office before purchasing.

ACT

$0 duty up to $1,020,000

Highest threshold in Australia — but income-tested (combined household income must be under $250,000 for most buyers). The ACT is phasing out stamp duty entirely over 20 years, replacing it with annual rates.

NT

No FHB concession

No general first home buyer stamp duty concession, but a stamp duty offset applies to all homebuyers, reducing the effective rate. Eligible house-and-land package buyers may qualify for a full exemption.

The threshold trap: In NSW, buying at $799,000 means zero stamp duty. Buying at $801,000 means you're in the sliding concession zone and owe several thousand dollars. If you're close to a threshold, it's worth negotiating the purchase price to stay below it — the savings can far exceed any discount you'd negotiate on the price itself.

Standard Stamp Duty at Common Price Points (Non-FHB)

If you're not a first home buyer, or you're above the exemption threshold, here's a rough comparison of what standard duty looks like across states at common price points:

State $500,000 $700,000 $1,000,000
NSW~$17,990~$26,990~$40,490
VIC~$21,970~$37,070~$55,000
QLD~$8,750~$18,525~$38,025
WA~$17,765~$26,615~$40,490
SA~$21,330~$29,330~$40,830
ACT~$14,375~$22,025~$34,400

Victoria consistently comes out highest at the top end. Queensland is typically the most affordable for mid-range properties. The ACT, despite its reputation, is often cheaper than NSW or VIC for the same price point — partly because it's been reducing stamp duty as part of its 20-year phase-out plan.

Is Stamp Duty Tax Deductible?

For a primary residence — no. Stamp duty on your home is not tax-deductible.

For an investment property — it's not immediately deductible either, but it forms part of the property's cost base for Capital Gains Tax purposes. When you eventually sell, a higher cost base means a smaller taxable capital gain, which reduces your CGT liability. It's a deferred benefit rather than an immediate one.

Common Questions

When exactly do I have to pay stamp duty? ▼
Stamp duty is typically due within 30 days of settlement in most states (some allow up to 90 days). Your conveyancer or solicitor handles the calculation and coordinates payment as part of the settlement process. They'll usually tell you the exact amount well before settlement day so you can have the funds ready.
Can stamp duty be added to my home loan? ▼
Generally no — stamp duty must be paid from your own savings at settlement, not borrowed. Some lenders do allow capitalising stamp duty into the loan in specific circumstances, but this increases your LVR, potentially pushing you into LMI territory, and means you're paying interest on the stamp duty amount for the life of the loan.
What if I've previously owned property overseas — does that affect my FHB eligibility? ▼
Generally no — most state first home buyer concessions specifically refer to property ownership in Australia. Owning property overseas typically doesn't disqualify you from Australian first home buyer stamp duty concessions. However, the rules vary slightly by state, so confirm with the relevant state revenue office for your specific situation.
Does stamp duty apply to transfers between spouses or family members? ▼
Most states offer exemptions for transfers between married or de facto partners — for example, when adding a spouse to a title or transferring ownership as part of a family arrangement. Transfers to other family members (parents, siblings, children) are generally not exempt and attract standard duty based on the market value of the property. Rules vary by state.
What is the NSW property tax option and is it worth it? ▼
NSW first home buyers purchasing properties under $1.5M can choose to pay an annual property tax ($400 + 0.3% of land value per year) instead of stamp duty upfront. It suits buyers who don't plan to hold the property long-term, since you avoid the large upfront cost. But if you hold for many years, the cumulative annual tax payments can exceed what you would have paid in stamp duty. Run the numbers based on how long you plan to stay before deciding.
Disclaimer: This article is general information only and does not constitute financial, legal, or tax advice. Stamp duty rates, thresholds, and first home buyer concessions are set by individual state and territory governments and change frequently. Always confirm current rates and eligibility with your state revenue office or a licensed conveyancer before making property decisions.

Sources: ATO (ato.gov.au), Services Australia (servicesaustralia.gov.au)

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