Australian Stamp Duty: The Complete 2025-26 Guide
Stamp duty is usually the single largest upfront cost of buying property in Australia — often tens of thousands of dollars on top of your deposit. This guide explains how it is calculated, why it differs so much between states, the concessions available to first home buyers, and the other costs to budget for. Use the state calculators linked throughout to get an exact figure for your purchase.
What is stamp duty?
Stamp duty — officially called transfer duty in most states — is a tax charged by state and territory governments when property changes hands. It is calculated on the dutiable value of the property, which is generally the purchase price or the market value, whichever is higher. Because it is a state tax, there is no single national rate: each government sets its own brackets, concessions and surcharges, and updates them in its own budget cycle.
How stamp duty is calculated
Every state uses a progressive bracket system. Rather than one flat percentage, the duty is a fixed base amount for the price bracket your property falls into, plus a marginal rate applied to the value above that bracket's threshold:
Duty = base amount + (marginal rate × value above the threshold)
This is why the effective rate rises with price — a $1.2M home pays a higher percentage of its value than a $500k home, even in the same state. Investors and foreign buyers may also pay surcharges on top of the base duty.
Because the brackets differ by state, the easiest way to get an accurate number is to use the calculator for the state you're buying in.
Stamp duty by state and territory
Prefer a single view? The all-states stamp duty calculator lets you compare duty across jurisdictions from one screen.
First home buyer concessions
Every state offers some form of first home buyer relief — a full exemption up to a value cap, then a concession that phases out above it, and full duty beyond a higher cap. The caps and eligibility rules (new vs established homes, owner-occupier requirements, income tests in some states) vary widely, so check your state calculator for the current figures. First home buyers building or buying new may also qualify for a First Home Owner Grant, which is separate from the stamp duty concession.
Foreign buyer surcharge
Most states apply an additional foreign purchaser duty surcharge on top of normal stamp duty when the buyer is not an Australian citizen or permanent resident. It is a flat percentage of the property value and can add tens of thousands of dollars. Estimate it with the foreign buyer surcharge calculator.
The other upfront costs to budget for
Stamp duty is the biggest, but not the only, cost at settlement. Plan for these too:
- Lenders Mortgage Insurance (LMI) — if your deposit is under 20%. Estimate it with the LMI calculator and check where you sit with the LVR calculator.
- Conveyancing and legal fees — for contract review, searches and settlement. Estimate with the conveyancing cost estimator.
- Loan repayments — model your ongoing commitment with the mortgage repayment calculator.
Frequently asked questions
Is stamp duty the same in every state?
No. Stamp duty (transfer duty) is a state and territory tax, so the brackets, rates, concessions and surcharges are set separately by each jurisdiction. Two buyers paying the same price in different states can owe very different amounts.
Can I add stamp duty to my mortgage?
Stamp duty is an upfront cost that usually cannot be borrowed as part of the loan itself — lenders expect it to come from your own funds alongside the deposit. Some buyers cover it by borrowing more against equity, but that increases your loan-to-value ratio and can trigger LMI.
Do first home buyers pay stamp duty?
Often a reduced amount or nothing at all, up to a value cap that varies by state. Above the cap, concessions phase out and full duty applies. Check your state calculator for the current thresholds.
When is stamp duty paid?
Generally around settlement. The exact due date depends on the state — some require payment within a set number of days of the contract date or settlement. Your conveyancer or solicitor typically arranges it.
Get your exact figure
Pick your state to calculate stamp duty, including first home buyer concessions, in a few seconds.
General information only, current as at July 2026. Stamp duty rates, thresholds and concessions change and vary by state — confirm the current figures with your state revenue office and a licensed conveyancer before acting. This is not financial or legal advice.