Stamp Duty by State 2026: Rates, Thresholds & Exemptions
Stamp duty (formally known as transfer duty) is usually the single largest transaction cost when you buy property in Australia. Rates vary sharply between states and territories, and knowing which rates, exemptions, and concessions apply to you can materially change what an acquisition costs.
Below are the five largest state markets: New South Wales, Victoria, Queensland, Western Australia, and South Australia. The focus is on the provisions that matter most to investors and first home buyers, with current rate brackets as published by each state's revenue office.
Stamp duty is a state tax, not a federal one. Every state sets its own rates, thresholds, and exemptions. What applies in Sydney does not necessarily apply in Melbourne, Brisbane, or Perth.
What Is Stamp Duty?
Stamp duty is a one-off tax payable to the state or territory government when you purchase property, or acquire an interest in property. It is calculated on the greater of the purchase price or the market value, and it must generally be paid within a set period after settlement, typically 30 to 90 days depending on the state.
The duty applies to all property transfers: residential, commercial, industrial, and vacant land. Rates run on a sliding scale, so the effective rate rises as the property value rises. Most states also impose surcharges on foreign purchasers and, in some cases, trusts.
1 New South Wales
NSW stamp duty is administered by Revenue NSW, on a tiered bracket system where rates increase progressively.
Rate Brackets (General Residential)
| Property Value | Duty Rate |
|---|---|
| $0-$16,000 | $1.25 per $100 (or part thereof) |
| $16,001-$35,000 | $200 + $1.50 per $100 over $16,000 |
| $35,001-$93,000 | $485 + $1.75 per $100 over $35,000 |
| $93,001-$351,000 | $1,500 + $3.50 per $100 over $93,000 |
| $351,001-$1,168,000 | $10,530 + $4.50 per $100 over $351,000 |
| Over $1,168,000 | $47,295 + $5.50 per $100 over $1,168,000 |
| Premium (over $3,505,000) | 7% flat on total value |
First Home Buyer Exemption
First home buyers in NSW pay no stamp duty on new or existing homes valued up to $800,000. A sliding concession applies between $800,000 and $1,000,000. Vacant land carries an exemption threshold of $350,000 with concessions up to $450,000. These thresholds were lifted from the previous $650,000 / $800,000 levels under the First Home Buyer Assistance Scheme.
Off-the-Plan Concession
NSW offers a duty concession for off-the-plan purchases where the contract is signed before construction is complete. It lets the purchaser reduce the dutiable value by the construction costs incurred after the contract date, so duty is paid only on the land and the construction completed at the time of exchange.
Foreign Surcharge
Foreign purchasers, meaning non-Australian citizens and non-permanent residents, pay an additional 8% surcharge on residential property in NSW, on top of the standard duty rates.
2 Victoria
Victorian stamp duty is administered by the State Revenue Office (SRO). Victoria has long carried some of the highest effective stamp duty rates in Australia.
Rate Brackets (General Residential)
| Property Value | Duty Rate |
|---|---|
| $0-$25,000 | 1.4% of dutiable value |
| $25,001-$130,000 | $350 + 2.4% of amount over $25,000 |
| $130,001-$960,000 | $2,870 + 6% of amount over $130,000 |
| $960,001-$2,000,000 | 5.5% of dutiable value |
| Over $2,000,000 | $110,000 + 6.5% of amount over $2,000,000 |
First Home Buyer Duty Reduction
First home buyers in Victoria are exempt from stamp duty on properties valued up to $600,000, with a sliding concession between $600,000 and $750,000. This covers both new and established homes, provided the buyer intends to live in the property as their principal place of residence for at least 12 continuous months within the first year of settlement.
Off-the-Plan Concession
Victoria offers a dutiable value reduction for off-the-plan purchases. For principal places of residence, the concession reduces the dutiable value by the amount of construction still to be completed at the contract date, subject to a cap. For investment properties, Victoria introduced a reduced off-the-plan concession that applies only to the value of construction not yet commenced, and it has been narrowed over recent years.
Foreign Surcharge
Foreign purchasers pay an additional 8% surcharge on residential property in Victoria, on top of standard rates.
Windfall Gains Tax
Victoria introduced a Windfall Gains Tax (WGT) that applies when a planning decision such as a rezoning lifts land value by more than $100,000. The rate is 50% on the uplift above $500,000, with a graduated rate between $100,000 and $500,000. It is not technically stamp duty, but it is a significant transfer-related cost that investors and developers in Victoria have to factor into acquisition analysis.
3 Queensland
Queensland stamp duty is administered by Queensland Revenue Office (QRO). Rates are generally lower than NSW and Victoria, part of what draws interstate investors to the state.
Rate Brackets (General Residential)
| Property Value | Duty Rate |
|---|---|
| $0-$5,000 | Nil |
| $5,001-$75,000 | $1.50 per $100 (over $5,000) |
| $75,001-$540,000 | $1,050 + $3.50 per $100 (over $75,000) |
| $540,001-$1,000,000 | $17,325 + $4.50 per $100 (over $540,000) |
| Over $1,000,000 | $38,025 + $5.75 per $100 (over $1,000,000) |
First Home Concession
Queensland's first home concession, separate from the First Home Owner Grant, gives a full stamp duty exemption on homes valued up to $700,000, with a sliding concession between $700,000 and $800,000. The property must be the buyer's principal place of residence. There is also a first home vacant land concession for blocks up to $350,000.
Foreign Surcharge
Foreign purchasers in Queensland pay an additional 8% surcharge on residential property, known as the Additional Foreign Acquirer Duty, or AFAD.
4 Western Australia
WA stamp duty is administered by the Office of State Revenue within the Department of Finance.
Rate Brackets (General Residential)
| Property Value | Duty Rate |
|---|---|
| $0-$120,000 | $1.90 per $100 |
| $120,001-$150,000 | $2,280 + $2.85 per $100 (over $120,000) |
| $150,001-$360,000 | $3,135 + $3.80 per $100 (over $150,000) |
| $360,001-$725,000 | $11,115 + $4.75 per $100 (over $360,000) |
| Over $725,000 | $28,453 + $5.15 per $100 (over $725,000) |
First Home Buyer Exemption
WA gives first home buyers a full stamp duty exemption on a home valued up to $430,000, with a sliding concession between $430,000 and $530,000. For vacant land, the exemption threshold is $300,000 with concessions up to $400,000. These sit alongside the First Home Owner Grant, worth up to $10,000 for new homes.
Foreign Surcharge
WA applies a 7% foreign buyer surcharge on residential property, slightly below the 8% surcharge levied in NSW, VIC, and QLD.
5 South Australia
SA stamp duty is administered by RevenueSA. South Australia stands out for having no foreign purchaser surcharge, which makes it one of the more accessible markets for overseas buyers.
Rate Brackets (General Residential)
| Property Value | Duty Rate |
|---|---|
| $0-$12,000 | $1.00 per $100 |
| $12,001-$30,000 | $120 + $2.00 per $100 (over $12,000) |
| $30,001-$50,000 | $480 + $3.00 per $100 (over $30,000) |
| $50,001-$100,000 | $1,080 + $3.50 per $100 (over $50,000) |
| $100,001-$200,000 | $2,830 + $4.00 per $100 (over $100,000) |
| $200,001-$250,000 | $6,830 + $4.25 per $100 (over $200,000) |
| $250,001-$300,000 | $8,955 + $4.75 per $100 (over $250,000) |
| $300,001-$500,000 | $11,330 + $5.00 per $100 (over $300,000) |
| Over $500,000 | $21,330 + $5.50 per $100 (over $500,000) |
No Foreign Surcharge
South Australia imposes no foreign purchaser surcharge on residential property. That is a real differentiator for international investors and belongs in any cross-state comparison.
Stamp Duty on Commercial vs Residential Property
In most states the same general duty rates apply to both residential and commercial transfers. The differences show up in how concessions and surcharges are applied.
- Foreign surcharges apply to residential property only. In NSW, VIC, QLD, and WA, the foreign buyer surcharge is levied only on residential land. Commercial and industrial purchases by foreign entities do not attract the surcharge, though FIRB approval and fees still apply.
- First home buyer concessions do not apply to commercial property. These exemptions are built for owner-occupier residential purchases only.
- Off-the-plan concessions vary. Most states restrict off-the-plan duty concessions to residential property, but the specifics depend on the state.
- Land-rich duty provisions. In every state, acquiring a significant interest in a company or trust that holds land above certain value thresholds can trigger landholder duty, effectively stamp duty by another mechanism. This matters most for commercial acquisitions structured as entity purchases rather than direct property transfers.
Strategies to Reduce Stamp Duty
Stamp duty is largely unavoidable, but there are legitimate strategies that reduce the amount payable or defer the cost.
Off-the-Plan Purchases
As above, several states allow a reduction in the dutiable value for off-the-plan purchases. The saving can be substantial, particularly on high-rise apartment developments where a large share of the price relates to construction not yet completed at the contract date.
Trust Structures
Holding property in a discretionary trust does not itself reduce stamp duty on the initial purchase. It can reduce duty on later transfers by allowing changes to beneficiary interests without triggering a new dutiable transaction in some circumstances. Some states, Victoria among them, impose a trust surcharge on residential property held in trusts, so get professional advice.
Negotiate Purchase Price
Straightforward, and frequently overlooked when people think about stamp duty. Duty is calculated on the purchase price, or market value, whichever is higher. A $50,000 reduction in purchase price on a $1 million property in NSW cuts stamp duty by roughly $2,250, on top of the price reduction itself.
Timing of Purchase
State governments periodically adjust concession thresholds and introduce temporary incentives. Watching for upcoming changes can open a window. NSW, for one, has progressively raised its first home buyer thresholds over recent years.
Stamp duty planning should never drive the acquisition decision. But once you have decided to buy, understanding the duty implications across different structures and states can produce real savings.
State Revenue Office Calculators
Each state revenue office runs an online stamp duty calculator. Use the official tools for estimates, since they update whenever rate brackets or thresholds change.
- NSW: Revenue NSW, revenue.nsw.gov.au
- VIC: State Revenue Office, sro.vic.gov.au
- QLD: Queensland Revenue Office, qro.qld.gov.au
- WA: Department of Finance, wa.gov.au/organisation/department-of-finance
- SA: RevenueSA, revenuesa.sa.gov.au
Rate brackets and concession thresholds change periodically. Verify current rates with the relevant state revenue office before making acquisition decisions on the figures in this guide.
If you are comparing properties across states or working out the total cost of acquisition including stamp duty, financing costs, and ongoing taxes, we are happy to run the numbers with you as part of our acquisition advisory process.
