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📋 Bracket Breakdown
| Bracket | Rate | Taxable Amount | Duty |
|---|
🗺️ State Comparison — Same Purchase Price
How much stamp duty you'd pay on the same property in each state (owner-occupier, not FHB).
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Stamp Duty in Australia: The Complete 2025 Guide to Transfer Duty by State
Stamp duty — officially called transfer duty in most Australian states — is one of the largest upfront costs of buying property. On a $700,000 home, it can exceed $25,000–$37,000 depending on the state and your buyer status. Understanding how it works, what exemptions apply, and how to legally minimise it can save you a significant amount of money.
How Stamp Duty Works in Australia
Stamp duty uses a progressive bracket system, similar to income tax. You do not pay the top rate on the full purchase price — each portion of the property value is taxed at an increasing rate. For example, on a $650,000 property in NSW, the first $17,000 is taxed at 1.25%, the next $20,000 at 1.5%, and so on through multiple brackets.
Each state and territory sets its own rates, brackets, and concessions. This creates significant differences in the amount payable for the same property in different locations.
Stamp Duty Rates by State — 2025–26 Comparison
| State | $500K Property | $750K Property | $1M Property | Top Rate | FHB Relief |
|---|---|---|---|---|---|
| NSW | ~$17,990 | ~$28,910 | ~$40,340 | 5.5% | Full exemption to $800K |
| VIC | ~$21,970 | ~$41,250 | ~$55,000 | 6.5% | Full exemption to $600K |
| QLD | ~$15,525 | ~$27,388 | ~$38,175 | 5.75% | Concession to $500K |
| WA | ~$17,765 | ~$28,453 | ~$40,153 | 5.15% | Exemption to $450K |
| SA | ~$21,330 | ~$33,830 | ~$48,830 | 5.5% | New homes only |
| TAS | ~$18,247 | ~$28,872 | ~$40,372 | 4.5% | 50% concession |
| ACT | ~$15,200 | ~$25,200 | ~$36,950 | 5.17% | HBCS (income-tested) |
| NT | ~$23,928 | ~$38,928 | ~$57,750 | 5.95% | Limited |
Figures are approximate for owner-occupiers on established homes. Exact amounts calculated using the bracket breakdown tool above.
First Home Buyer Stamp Duty Concessions by State
Every Australian state and territory offers some form of stamp duty relief for first home buyers, but the rules vary dramatically:
NSW — Most Generous for Established Homes
First home buyers purchasing an established home for up to $800,000 pay zero stamp duty. For properties between $800,001 and $1,000,000, a concessional rate applies. For new homes, first home buyers also have the option of the annual property tax instead of stamp duty for properties up to $1.5 million.
VIC — Full Exemption to $600,000
First home buyers in Victoria pay no stamp duty on properties up to $600,000. A sliding concession applies from $600,001 to $750,000. Importantly, VIC offered an expanded off-the-plan concession for all buyers (including investors) until October 2026 — average saving approximately $24,500.
QLD — New Homes & Vacant Land Focus
Queensland first home buyers receive a full exemption on new homes and vacant land with no price cap (from 1 May 2025). For established homes, a partial concession applies for properties up to $700,000. The $30,000 First Home Owner Grant is the highest in Australia.
WA — Exemption to $450,000
Western Australia provides a full exemption for first home buyers on properties up to $450,000, sliding to $600,000 (metro) or $650,000 (regional). WA has Australia's lowest top marginal rate at just 5.15%.
Foreign Buyer Surcharges
Non-Australian residents and certain temporary visa holders pay additional stamp duty surcharges in most states:
- NSW: 9% surcharge (increased from 8% in January 2025)
- VIC: 8% surcharge
- QLD: 7% surcharge
- WA: 7% surcharge
- SA: 7% surcharge
- ACT: No foreign buyer surcharge
- NT: No foreign buyer surcharge
- TAS: 3% surcharge
Australian expats: If you are an Australian citizen or permanent resident living overseas temporarily, you may not be classified as a foreign buyer for stamp duty purposes — but rules vary by state. Always seek specific advice from a solicitor or conveyancer in the relevant state before purchase.
How to Legally Reduce Your Stamp Duty in Australia
- First home buyer status: If eligible, FHB exemptions can save $15,000–$37,000 depending on state and price
- Off-the-plan: Some states offer significant concessions on off-the-plan purchases because duty is calculated on the land value only, not the completed building
- Choose the right state: For investment properties, stamp duty on the same $700,000 property ranges from $24,500 in QLD to $37,000 in VIC — a $12,500 difference
- Timing your purchase: In Victoria and some other states, purchase prices in certain ranges attract flat-rate duty rather than progressive, which can create unusual thresholds worth being aware of
- Transfers between spouses: Spousal transfers may attract reduced or zero duty in some states — seek legal advice
Stamp duty calculations are estimates based on standard 2025–26 rates. Actual duty may vary based on specific circumstances, exemptions, and legislative changes. Always confirm with a licensed conveyancer or solicitor before settlement.