Stamp duty, otherwise known as transfer or conveyance duty, is a tax imposed by state and territory governments whenever a person purchases a property.
It can apply to owner-occupiers and investors, as well as first home buyers. Though, many jurisdictions waive or discount stamp duty for first home buyers.
In some places, it can even be enforced even when a new owner doesn't pay a cent for a property, such as when a property is gifted.
While it's easy to forget about stamp duty when you're hunting to buy a property, the tax shouldn't be overlooked. It can add tens of thousands of dollars to a sale transaction and considerably minimise a buyer's borrowing power.
Property buyers are required to pay stamp duty directly to their state or territory's revenue office, and the process is generally best handled with the assistance of a solicitor or conveyancer.
Now, let's get down to tin tacks.
How much is stamp duty?
The amount of stamp duty a buyer must pay will depend on the state or territory in which they're buying in, as well as the type of property being purchased and its value.
Generally, the more a buyer pays for their home or investment property, the more stamp duty they'll face.
Every state and territory has a different way of calculating stamp duty, and some jurisdictions offer more generous exemptions and discounts than others.
Stamp duty often runs into the tens of thousands of dollars (though, there are a few ways of getting out of paying it), so you'll need to factor it into your home buying calculations.
Your Mortgage's stamp duty calculator can guide you on how much you might be liable to pay when buying a home in your state or territory.
Can you avoid stamp duty?
Some stamp duty exemptions and concessions are available, with many dependent on where you're purchasing, whether you're buying your first home, and if you're planning to occupy the property.
In most places, if property is being transferred between family members as a result of a death or divorce, the new owner will not need to pay stamp duty.
Some states also waive or discount stamp duty for first home buyers, and others offer concessional rates for pensioners, downsizers, carers, and farmers.
If you don't qualify a stamp duty exemption or concession where you live, you might consider purchasing in another state that charges less stamp duty or provides more generous concessions. Otherwise, buying a cheaper property is really the only way to reduce your stamp duty bill.
It's worth being mindful of the purported purpose of stamp duty.
State and territory governments say the collected funds are put towards upscaling and improving services like healthcare, law enforcement, planning and infrastructure, to name a few. That said, back in the year 2000, the introduction of the GST was meant to cover the cost of such services. Go figure.
If you're looking to buy property, it could pay to discuss your stamp duty options with a solicitor or conveyancer prior to purchasing. This could help you be financially prepared and give you the opportunity to forward plan, especially if you need to accumulate extra funds to pay for the tax.
To help you prepare and understand when stamp duty needs to be paid, here is a snapshot of how your state or territory calculates and applies stamp duty.
How stamp duty works in New South Wales (NSW)
Standard stamp duty rates for most NSW properties are as follows:
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If you spend $97,000 to $364,000: $1,564 plus $3.50 for every $100 over $97,000
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If you spend $364,000 to $1,212,000: $10,909 plus $4.50 for every $100 over $364,000
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If you spend over $1,212,000: $49,069 plus $5.50 for every $100 over $1.212 million
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If you spend over $3,636,000: $182,389 plus $7.00 for every $100 over $3,636,000
If you're an eligible first home buyer, you may be able to receive a full or partial exemption provided the property you purchase is valued at less than $1 million.
Vacant land valued up to $350,000 is also exempt from stamp duty for first home buyers, and they might be able to pay a concessional rate when buying a block valued between $350,000 and $450,000. There is no exemption or concession for land valued over $450,000.
NSW stamp duty needs to be paid to the state's revenue office no later than three months after settlement day on a property purchase. When it comes to off-the-plan purchases, as long as you plan to reside in the property, there's a chance you may be eligible to postpone paying tax for up to 15 months, or on the handover of the property if that's sooner.
How stamp duty works in Victoria
General stamp duty rates in Victoria are:
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If you spend $130,000 to $960,000: $2,870 plus 6% of the dutiable value over $130,000
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If you spend $960,000 to $2,000,000: 5.5% of the dutiable value
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If you spend over $2,000,000: $110,000 plus 6.5% of the dutiable value over $2 million
If you're an eligible first home owner in Victoria, you won't be required to pay stamp duty as long as your property's value is $600,000 or less. If it's priced between $600,000 and $750,000, you'll be eligible for a concessional rate. Such rates may also be available for pensioners, farmers, and those purchasing a property off-the-plan.
Stamp duty in Victoria needs to be paid by the purchaser 30 days after the property is transferred.
As of 21 October 2024, all buyers of off-the-plan strata residential properties within the City of Melbourne local government area will be eligible for a temporary concession for a period of 12 months. A 50% concession applies to new residential properties and a full exemption is available for new properties that have remained unsold for 12 months or more since construction was completed. This includes units, apartments, and townhouses but does not extend to house and land packages.
How stamp duty works in Queensland
Standard rates for Queensland properties purchased for $75,000 or more are as follows:
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If you spend $75,000 to $540,000: $1,050 plus $3.50 for every $100, or part thereof, over $75,000
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If you spend $540,000 to $1,000,000: $17,325 plus $4.50 for every $100, or part thereof, over $540,000
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If you spend more than $1,000,000: $38,025 plus $5.75 for every $100, or part thereof, over $1 million
Lower stamp duty rates apply to properties you plan to reside in, rather than rent out.
From 1 May 2025, first home buyers who enter into a contract to purchase a new-build home to live in (or vacant land to build a home to live in) will pay no stamp duty regardless of the value of the property.
For established homes, a first home buyer concession applies if the property you're purchasing is valued at less than $800,000. Seniors or pensioners are not extended general concessions in Queensland.
In Queensland, stamp duty is payable to the state's revenue office no later than 30 days after settlement of the property.
How stamp duty works in South Australia (SA)
Standard fees for properties purchased in SA, valued at $250,000 and up, are as follows:
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If you spend $250,000 to $300,000: $8,955 plus $4.75 for every $100, or part thereof, over $250,000
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If you spend $300,000 to $500,000: $11,330 plus $5 for every $100, or part thereof, over $300,000
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If you spend more than $500,000: $21,330 plus $5.50 for every $100, or part thereof, over $500,000
South Australia only provides stamp duty relief for eligible first home buyers purchasing new homes or blocks of land, not those buying already established properties. However, first home buyers claiming stamp duty exemptions aren't restricted by property value caps.
Stamp duty in SA is usually required to be paid on or before settlement day.
How stamp duty works in Tasmania
Stamp duty on property purchases worth $200,000 and over are as follows:
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If you spend $200,000 to $375,000: $5,935 plus $4 for every $100, or part thereof, over $200,000
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If you spend $375,000 to $725,000: $12,935 plus $4.25 for every $100, or part thereof, over $375,000
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If you spend over $725,000: $27,810 plus $4.50 for every $100, or part thereof, over $725,000
Stamp duty concession rates are available to first home buyers and pensioners downsizing their homes in Tasmania.
Eligible first home buyers spending $750,000 or less to enter the market will see stamp duty waived. The first home buyer discount in Tasmania applies to both new-build and established properties.
Downsizing pensioners who purchase a new home less than the value of their old home and valued at $600,00 or less could get a 50% discount.
Those purchasing off-the-plan apartments could be eligible for a 50% concession if the unit is valued at $750,000 or less.
Stamp duty in Tasmania needs to be paid by the purchaser in the three months after a property is transferred, which is usually included in the paperwork signed on settlement day.
How stamp duty works in Western Australia (WA)
General stamp duty rates for WA property, starting with properties valued at over $150,000 are as follows.
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If you spend $150,000 to $360,000: $3,135 plus $3.80 for every $100, or part thereof, above $150,000
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If you spend $360,001 to $725,000: $11,115 plus $4.75 for every $100, or part thereof, above $360,000
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If you spend $725,001 or over: $28,453 plus $5.15 for every $100, or part thereof, above $725,000
A concessional stamp duty rate is available for those buying an entire WA property worth less than $200,000.
First home owners may also be exempt from stamp duty when purchasing a property worth up to $500,000. First home owner concessions may apply for homes valued between:
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$500,001-$700,00 (Metropolitan and Peel regions) - rate of $13.63 per $100 or part thereof above $500,000
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$500,001-$750,000 (outside Metropolitan and Peel regions) - rate of $11.90 per $100 or part thereof above $500,000.
No first home owner concession applies to homes worth $700,001 and above in Metropolitan and Peel regions or $750,0001 and above outside Metropolitan and Peel regions.
For first home buyers purchasing vacant land, no stamp duty applies to land under $350,000 and for land valued between $350,001-$450,000, the concessional rate is $15.39 per $100 or part thereof above $350,000.
No concessions apply for first home owners purchasing vacant land valued above $450,001.
In WA, a buyer has two months after settlement day to apply for a Duties Assessment Notice through the state's revenue office. Once the office issues the notice, which states the stamp duty rate applicable, a buyer has one month to lodge the payment.
A complete run-down of fees is provided by the state's revenue office.
How stamp duty works in the Northern Territory (NT)
Out of all the states and territories, Northern Territory has made calculating stamp duty most complicated. It has a complex formula for properties valued up to $525,000. Are you ready for it? It's:
stamp duty payable = (0.06571441 x V²) + 15V
Where 'V' refers to one one-thousandth (1/1000) of the property's value.
On a $500,000 property, this essentially means you'd be on the hook for $23,928.60 in stamp duty.
If you're not into algebra, it might be best to input the property value into the stamp duty calculator provided by the NT Government.
Rates for property purchases of more than $525,000 are much simpler to work out and are as follows:
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If you spend $525,001 to $3,000,000: 4.95% of the property value
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If you spend $3,000,000 to $5,000,000: 5.75% of the property value
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If you spend more than $5,000,000: 5.95% of the property value
If you buy a house and land package in the Northern Territory in a single transaction, you may be eligible for a stamp duty exemption regardless of the property value under the House and Land Package Exemption (HLPE). Conditions apply.
The NT Government does not currently offer first home owner exemptions or concessions for stamp duty (although it did for a short period between February 2019 to June 2021).
If purchasing in the NT, stamp duty is payable 60 days after the transfer of the property is legally finalised, which would occur on settlement day.
How stamp duty works in the Australian Capital Territory (ACT)
The ACT calls stamp duty 'conveyance duty'. Some of the current standard rates for eligible owner occupier property transactions are as follows:
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If you spend $300,001 to $500,000: $1,920 plus $3.40 per $100 over $300,000
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If you spend $500,001 to $750,000: $8,720 plus $4.32 per $100 over $500,000
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If you spend $750,001 to $1,000,000: $19,520 plus $5.90 per $100 over $750,000
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If you spend $1,000,001 to $1,454,999: $34,270 plus $6.40 per $100 over $1 million
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If you spend $1,455,000 and over: A flat rate of $4.54 per $100 applied to the total value
There are now also various concessions in place, including:
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No stamp duty payable on owner occupier off-the-plan unit purchases up to $1 million. (Buying 'off-the-plan' is defined as signing a contract to buy a unit before the units' plan has been registered.)
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First home buyers may pay no stamp duty or a reduced rate, depending on the type of property purchased, their household income, and how many dependent children they have
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Pensioners and those living with a disability may be eligible for exemptions or concessions, depending on the value of the property or land they purchase
Conveyance duty forms need to be submitted to Canberra Access no later than 14 days after property settlement. Once the buyer receives a Notice of Assessment back, they then have 14 days to pay the set stamp duty costs.
Also read: Frequently asked questions about stamp duty
Stamp duty discounts & grants for first home buyers
It's important to note that the eligibility requirements for first home owner stamp duty exemptions or concessions may differ from those for first home owner grants in some states and territories.
Don't assume that being ineligible for one means you're ineligible for the other. Carefully review the eligibility requirements for both.
In some jurisdictions, you can only be eligible for either a stamp duty discount or a grant, but in others, you may be able to claim both.
Make sure to do your homework on this or seek professional advice.
Frequently asked questions on stamp duty
When is stamp duty payable?
Stamp duty is generally paid upon settlement, however it's important to note that payment requirements differ from state to state. Your solicitor or conveyancer will be able to explain exactly when and how you need to pay stamp duty.
Does stamp duty come out of my cash deposit?
Stamp duty is an upfront cost paid in addition to a deposit on a property. Whether you pay it in cash or roll it into your home loan is up to you. Remember, if you add the cost of stamp duty to the value of your home loan, you'll pay interest on the cost and it could impact your loan-to-value ratio (LVR), potentially putting you in danger of a higher interest rate or Lenders Mortgage Insurance (LMI).
How do I calculate my stamp duty?
A quick way to estimate how much stamp duty could cost you is to use a stamp duty calculator. Just enter your expected purchase price, your state or territory, and whether you're a first home buyer, owner-occupier, or investor to get a projection of stamp duty costs.
Can I add stamp duty onto the balance of my loan?
Yes, stamp duty can often be added to your home loan. However, if this significantly increases your loan balance, it could affect your ability to meet your lender's requirements. Consult with your lender or broker to determine if this option works for your financial situation.
Does the type of home purchased affect how much stamp duty is payable?
The amount of stamp duty you'll need to pay can depend on the type of property being purchased and what you intend to use it for. A person's stamp duty liability is dependent on their property's purchase price - the more paid, the more stamp duty will typically be owed. However, if you're building a dwelling, you'll only need to pay stamp duty on the purchase of land, not the cost of construction. Many states and territories also grant stamp duty discounts to owner-occupiers, meaning those buying an investment property might need to pay more.
Do you have to pay stamp duty when refinancing?
Stamp duty is generally not payable when refinancing, as no ownership change occurs. However, if refinancing involves adding or removing someone from the property title, stamp duty may apply. Consult your lender or broker to understand the specific costs associated with refinancing.
Finding a competitive home loan
The costs associated with buying a home can seem insurmountable. That's why it's important to seek out a competitive home loan at a time when every cent counts. The table below features owner occupier loans with some of the lowest interest rates on the market.
| Lender | Home Loan | Interest Rate | Comparison Rate* | Monthly Repayment | Repayment type | Rate Type | Offset | Redraw | Ongoing Fees | Upfront Fees | Max LVR | Lump Sum Repayment | Additional Repayments | Split Loan Option | Tags | Row Tags | Features | Link | Compare | Promoted Product | Disclosure |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
5.79% p.a. | 5.83% p.a. | $2,931 | Principal & Interest | Variable | $0 | $530 | 90% |
| Promoted | Disclosure | |||||||||||
5.84% p.a. | 5.86% p.a. | $2,947 | Principal & Interest | Variable | $0 | $250 | 60% |
| Promoted | Disclosure | |||||||||||
5.74% p.a. | 5.65% p.a. | $2,915 | Principal & Interest | Variable | $0 | $0 | 80% |
| Disclosure |
For further, and more detailed information on how stamp duty applies in your state, it's advised to gain the professional help of an expert, such as a mortgage broker, solicitor, or conveyancer who operates in the state you are buying within. You can also visit the following government websites:
Details correct as of April 2025.
Image by Ylanite Koppen via Pexels.
Article first published by Nina Cuturic in March 2019. Last updated by Denise Raward in April 2025.
Collections: Stamp Duty
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