What is stamp duty?
Stamp duty (sometimes called transfer duty) is a tax that applies when property is transferred between owners. For homebuyers it can be one of the most significant expenses (besides the purchase price) faced when buying a property. It usually applies whenever you acquire an interest in a dutiable property, so even if you receive a house as a gift you may have to pay.
In Australia stamp duty is levied by the states and territories, so the amount you’ll pay depends where the property you’re buying is. Transfer duty is typically based on the ‘dutiable value’ of the property, which is the higher of the purchase price or the property’s market value.
Do foreign buyers pay more stamp duty?
If you’re buying Australian property but aren’t a citizen or resident, some states will charge you extra transfer duty. In Queensland for example, foreign acquirer duty (AFAD) is another 8%.
You can find out how much you can expect to pay using our stamp duty calculator.
How to calculate stamp duty costs in New South Wales
Here’s how much you may have to pay in transfer duty if you’re buying in NSW:
Dutiable value | Stamp duty due |
|---|---|
$18,000 or less | $1.25 for every $100 (minimum $20) |
$18,001 - $38,000 | $225 plus $1.50 for every $100 over $18,000 |
$38,001 - $103,000 | $525 plus $1.75 for every $100 over $38,000 |
$103,001 - $387,000 | $1,662 plus $3.50 for every $100 over $103,000 |
$387,001 - $1,290,000 | $11,602 plus $4.50 for every $100 over $387,000 |
$1,290,001 - $3,869,999 | $52,237 plus $5.50 for every $100 over $1,290,000 |
$3,870,000+ (This is the ‘premium’ duty) | $194,137 plus $7 for every $100 over $3,870,000 |
Source: Revenue NSW
Stamp duty exemptions in New South Wales
Some NSW buyers may qualify for stamp duty relief:
- First home buyers: If you’re buying your first home in NSW and the dutiable value is $800,000 or less, you can apply for an exemption.
If the value is between $800,000 and $1,000,000, you can apply for a concessional rate.
For vacant land, the exemption applies when the dutiable value is at or below $350,000, while concessions may apply for land valued at up to $450,000.
If you’re buying with someone who isn’t eligible, you can still apply for exemption or concession on your share of the property. - Buying off the plan: If you’re buying property off the plan in NSW and you intend to live in it, you might be able to defer paying stamp duty for up to 12 months.
How to calculate stamp duty costs in Victoria
In Victoria (as in many states and territories), you pay a different rate of stamp duty depending on whether you’re buying a property to live in or as an investment.
Here’s how duty is calculated if you’re buying a property to live in:
Dutiable value | Stamp duty due |
|---|---|
$25,000 or less | 1.4% of the dutiable value |
$25,001 - $130,000 | $350 plus 2.4% of the dutiable value above $25,000 |
$130,001 - $440,000 | $2,870 plus 5% of the dutiable value above $130,000 |
$440,001 - $550,000 | $18,370 plus 6% of the dutiable value above $440,000 |
$550,001 - $960,000 | $2,870 plus 6% of the dutiable value above $130,000 |
$960,001 - $2,000,000 | 5.5% of the dutiable value |
$2,000,001+ | $110,000 plus 6.5% of the dutiable value above $2,000,000 |
And if you’re buying a property you won’t live in, here’s how to calculate how much stamp duty you might face:
Dutiable value | Stamp duty due |
|---|---|
$0 - $25,000 | 1.4% of the dutiable value |
$25,001 - $130,000 | $350 plus 2.4% of the dutiable value above $25,000 |
$130,001 - $960,000 | $2,870 plus 6% of the dutiable value above $130,000 |
$960,001 - $2,000,000 | 5.5% of the dutiable value |
$2,000,001+ | $110,000 plus 6.5% of the dutiable value above $2,000,000 |
Source: State Revenue Office Victoria
Stamp duty exemptions in Victoria
There are also some buyers that might qualify for an exemption in Victoria:
- First home buyers: If you’re buying your first home in Victoria and it’s worth $600,000 or less, you pay no duty, while if it’s between $600,000 and $750,000 you pay a reduced rate.
If you’re buying with someone who has already owned a property in Australia, you aren’t eligible. - Off the plan buyers: Buying off the plan in Victoria can mean concessions if the property is worth under $550,000 (provided you’re buying a principal place of residence) or $750,000 if you’re a first home buyer. These discounts are in place until April 2027.
- Pensioners: If you’re an eligible concession card holder, including if you’re a pensioner, you may qualify for an exemption if the home you’re buying is $600,000 or less, or a concessional rate if it’s worth less than $750,000.
Some stamp duty exemptions also exist for transfers of property between spouses, or to a disabled immediate family member.
How to calculate stamp duty costs in Queensland
Like in Victoria, those buying property in Queensland face different rates of stamp duty depending on whether they’re buying a home to live in or an investment property. Here’s how much stamp duty you might have to pay if you’re buying a property to live in in Queensland:
Dutiable value | Stamp duty due |
|---|---|
$350,000 or less | $1 for every $100 or part of $100 |
$350,001 - $540,000 | $3,500 plus $3.50 for every $100 or part of $100 over $350,000 |
$540,001 - $1,000,000 | $10,150 plus $4.50 for every $100 or part of $100 over $540,000 |
$1,000,000+ | $30,850 plus $5.75 for every $100 or part of $100 over $1,000,000 |
And if you won’t be living in the property:
Dutiable value | Stamp duty due |
|---|---|
$5,000 or less | None |
$5,001 - $75,000 | $1.50 for each $100 or part of $100, over $5,000 |
$75,001 - $540,000 | $1,050 plus $3.50 for each $100 or part of $100 over $75,000 |
$540,001 - $1,000,000 | $17,325 plus $4.50 for each $100 or part of $100 over $540,000 |
$1,000,001+ | $38,025 plus $5.75 for each $100 or part of $100 over $1,000,000 |
Source: Queensland Revenue Office
Stamp duty exemptions in Queensland
There are a few possible exemptions and concessions on transfer duty available in Queensland for first home buyers, depending on the type of property you’re buying:
- Established property: If you’re buying an established property and the dutiable value is less than $700,000, you’ll pay no stamp duty. If it’s between $700,000 and $800,000, you’ll receive a concession of up to $17,350, decreasing the closer the value is to $800,000.
- New home or vacant land: If you’re buying a newly built home or vacant land, you may be able to get a full exemption from stamp duty, regardless of the dutiable value.
If you’re buying with someone who isn’t eligible, you can still apply for the relevant exemption or concession on your share of the stamp duty cost.
Some exemptions also exist for transfers of property between spouses.
How to calculate stamp duty costs in Western Australia
In Western Australia there’s a general stamp duty rate that applies to all eligible property transactions if you don’t qualify for a concession:
Dutiable value | Stamp duty due |
|---|---|
$120,000 or less | $1.90 per $100 or part of $100 |
$120,001 - $150,000 | $2,280 plus $2.85 per $100 or part of $100 above $120,000 |
$150,001 - $360,000 | $3,135 plus $3.80 per $100 or part of $100 above $150,000 |
$360,001 - $725,000 | $11,115 plus $4.75 per $100 or part of $100 above $360,000 |
$725,001+ | $28,453 plus $5.15 per $100 or part of $100 above $725,000 |
If you’re buying a home to live in with a dutiable value of $200,000 or below (there are still a few out there), the below concessional rates apply:
Dutiable value | Stamp duty due |
|---|---|
$120,000 or less | $1.50 per $100 or part of $100 |
$120,001 - $200,000 | $1,800 plus $4.04 per $100 or part of $100 above $120,000 |
Source: Western Australia Government
Stamp duty exemptions in Western Australia
There are also some concessional rates in WA for:
- First home buyers: If you’re buying your first home in WA, you won’t have to pay stamp duty if the dutiable value is $600,000 or less. If you’re buying a home for between $600,000 and $800,000, you may pay a reduced rate. But, if you’re buying with someone who has already owned a property in Australia, you aren’t eligible.
- Those buying vacant land: If you’re buying vacant land and the dutiable value is below $450,000, you might not have to pay stamp duty, while a concessional rate can apply if the land is valued between $450,000 and $550,000.
Some stamp duty exemptions also exist for transfers of property between spouses, or to a disabled immediate family member.
How to calculate stamp duty costs in South Australia
These are the general stamp duty rates for dutiable property in South Australia. The following rates apply whether you’re buying a property to live in or an investment, unless you’re eligible for an exemption:
Dutiable value | Stamp duty due |
|---|---|
$12,000 or less | $1 for every $100 or part of $100 |
$12,001 - $30,000 | $120 plus $2 for every $100 or part of $100 over $12,000 |
$30,001 - $50,000 | $480 plus $3 for every $100 or part of $100 over $30,000 |
$50,001 - $100,000 | $1,080 plus $3.50 for every $100 or part of $100 over $50,000 |
$100,001 - $200,000 | $2,830 plus $4 for every $100 or part of $100 over $100,000 |
$200,001 - $250,000 | $6,830 plus $4.25 for every $100 or part of $100 over $200,000 |
$250,001 - $300,000 | $8,955 plus $4.75 for every $100 or part of $100 over $250,000 |
$300,001 - $500,000 | $11,330 plus $5 for every $100 or part of $100 over $300,000 |
$500,000+ | $21,330 plus $5.50 for every $100 or part of $100 over $500,000 |
Source: Revenue SA
Stamp duty exemptions in South Australia
South Australia has introduced stamp duty ‘relief’ for some buyers. If you qualify, it means you may be able to avoid paying any stamp duty. This may apply to:
- First home buyers: If you’re an eligible first home buyer in SA and you’re buying a new home, an off-the-plan apartment, or vacant land to build on, you might be exempt from paying stamp duty.
- Seniors who are downsizing: If you’re 60 or older and selling your house to a new home or an off-the-plan property on a smaller block, you may be eligible for an exemption on transfer duty, depending on the dutiable value.
How to calculate stamp duty costs in Tasmania
Tasmania is unusual, in that it charges a flat rate of duty, regardless of whether a buyer intends to live in a property or not. The rates and dutiable value caps have also not changed since 2013.
Dutiable value | Stamp duty due |
|---|---|
$3,000 or less | $50 |
$3,001 - $25,000 | $50 plus $1.75 for every $100 or part of $100 over $3,000 |
$25,001 - $75,000 | $435 plus $2.25 for every $100 or part of $100 above $25,000 |
$75,001 - $200,000 | $1,560 plus $3.50 for every $100 or part of $100 above $75,000 |
$200,001 - $375,000 | $5,935 plus $4 for every $100 or part of $100 above $200,000 |
$375,001 - $725,000 | $12,935 plus $4.25 for every $100 or part of $100 above $375,000 |
$725,000+ | $27,810 plus $4.50 for every $100 or part of $100 above $725,000 |
Source: Service Tasmania
Stamp duty exemptions in Tasmania
At the time of writing, Tasmania has removed its stamp duty exemptions for first home buyers, downsizing pensioners, and those buying an off-the-plan apartment or unit.
How to calculate stamp duty costs in the Northern Territory
If you are buying a property with a dutiable value above $525,000 in the Northern Territory, calculating stamp duty is probably simpler than in any other state or territory. Regardless of whether you’re buying a home to live in, an investment property, or vacant land, the following flat rates apply:
Dutiable value | Stamp duty due |
|---|---|
$525,001 - $2,999,999 | 4.95% of the property value |
$3,000,000 - $4,999,999 | 5.75% of the property value |
$5,000,000+ | 5.95% of the property value |
Source: NT.GOV
If the property has a dutiable value below $525,000 though, duty is calculated using a complicated quadratic formula. If you feel like working it yourself, the formula is below, but it’s probably enough to know it basically works like a sliding scale — the rate increases with the property value. You’ll pay a stamp duty of about 3.5% of a property's value if it's worth $300,000, 4.1% if it's worth $400,000, and up to 4.95% for a property valued at $525,000.
D = 0.06571441 * v^2 + 15V where D = duty and V = the dutiable value divided by 1000.
Stamp duty exemptions in the Northern Territory
There are currently no exemptions or concessions in the Northern Territory for first home buyers.
- House and land packages: If you’re buying a house and land package, meaning you buy a lot and sign a building contract as part of a single transaction, you could be eligible for a stamp duty waiver.
How to calculate stamp duty costs in the ACT
In the ACT, stamp duty rates are different depending on whether you’re buying a property as an owner occupier or an investor.
Owner occupiers currently pay the following rates:
Dutiable value | Stamp duty due |
|---|---|
$260,000 or less | $0.28 per $100 or part of $100 |
$260,001 - $300,000 | $728 plus $2.20 per $100 or part of $100 above $260,000 |
$300,001 - $500,000 | $1,608 plus $3.40 per $100 or part of $100 above $300,000 |
$500,001 - $750,000 | $8,408 plus $4.32 per $100 or part of $100 above $500,000 |
$750,001 - $1,000,000 | $19,208 plus $5.90 per $100 or part of $100 above $750,000 |
$1,000,001 to $1,455,000 | $33,958 plus $6.40 per $100 or part of $100 above $1,000,000 |
$1,455,000+ | Flat rate of $4.54 per $100 or part of $100 |
And for investors:
Dutiable value | Stamp duty due |
|---|---|
$200,000 or less | $1.20 per $100 or part of $100 up to $200,000 |
$200,001 - $300,000 | $2,400 plus $2.20 per $100 or part of $100 above $200,000 |
$300,001 - $500,000 | $4,600 plus $3.40 per $100 or part of $100 above $300,000 |
$500,001 - $750,000 | $11,400 plus $4.32 per $100 or part of $100 above $500,000 |
$750,001 - $1,000,000 | $22,200 plus $5.90 per $100 or part of $100 above $750,000 |
$1,000,001 - $1,455,000 | $36,950 plus $6.40 per $100 or part of $100 above $1,000,000 |
$1,455,000+ | Flat rate of $4.54 per $100 or part of $100 |
Source: ACT Government
Stamp duty exemptions in the ACT
In the ACT, stamp duty exemptions may be available for:
- First home buyers
- Buyers who haven’t owned property for at least five years
- Pensioners
- Eligible NDIS participants
- People buying off-the-plan apartments and units that they plan to live in
