Stamp duty is a state or territory tax charged when property changes hands. Usually called transfer duty, it has no single national rate.
Your property's dutiable value and buyer eligibility determine the amount. An owner-occupier can pay a different amount from an investor buying at the same price.
What Stamp Duty Means
Stamp duty on property is a tax on the transfer of ownership, paid to the government where the property is located. It raises state or territory revenue for public spending.
The duty is a purchase cost separate from your deposit. It does not reduce the amount you owe the seller.
How Stamp Duty is Calculated
Each state and territory sets its own duty scale and definition of dutiable value. This value is generally the higher of the purchase price and market value.
Under a sliding scale, different parts of the value attract different rates. Some higher-value bands apply a percentage to the whole value instead. Applying one national percentage can therefore overstate or understate your budget.
Buyer type also changes the calculation. First home buyer relief, owner-occupier rates and foreign purchaser surcharges have different eligibility rules. A company's purchase can receive different treatment from an individual's.
Stamp Duty by State and Territory
Use the revenue office calculator for the jurisdiction where you are buying. The table identifies duty relief relevant to first home buyers for the 2026 to 2027 financial year. Eligibility depends on the transaction timing and property type.
The ACT's tax reform reduces conveyance duty while shifting revenue towards general rates. Duty still applies to purchases that do not qualify for an exemption. Its owner-occupier duty scale is separate from the Home Buyer Concession Scheme.
Worked Examples at One Purchase Price
These hypothetical examples use a $600,000 established home with a dutiable value of $600,000 in the 2026 to 2027 financial year. The buyer is an Australian citizen purchasing as an individual to live in the property.
The buyer has owned a home within the previous five years and is not a first home buyer. The examples apply ordinary owner-occupier treatment where available, with no pensioner relief, foreign surcharge or other exemption. Registration and legal fees are excluded.
| State or Territory | Calculation at $600,000 | Transfer Duty |
|---|---|---|
| New South Wales | $11,602 plus 4.5% of $213,000 | $21,187 |
| Victoria | $2,870 plus 6% of $470,000 | $31,070 |
| Queensland | $10,150 plus 4.5% of $60,000, using the home concession | $12,850 |
| South Australia | $21,330 plus 5.5% of $100,000 | $26,830 |
| Western Australia | $11,115 plus 4.75% of $240,000 | $22,515 |
| Tasmania | $12,935 plus 4.25% of $225,000 | $22,497.50 |
| Australian Capital Territory | $8,408 plus 4.32% of $100,000, using the eligible owner-occupier scale | $12,728 |
| Northern Territory | 4.95% of the full $600,000 | $29,700 |
The calculations use published duty scales. Victoria's general scale applies because the price exceeds its principal place of residence concession limit. Queensland's home concession is available to eligible repeat buyers, so excluding first home relief does not mean using investor rates.
For the scales behind these examples, see Victoria's general rates, South Australia's rates, Western Australia's rates and Tasmania's rates. Use the calculator links above for your own transaction and its applicable rate period.
How Much a Buyer Should Allow
Allow for the calculated duty as a separate part of your funds to complete. Follow these five steps before committing your full cash budget.
- Choose the state or territory where the property is located.
- Enter the dutiable value and transaction date in its official calculator.
- Apply only concessions whose eligibility rules you meet.
- Ask your conveyancer or solicitor to confirm the duty and payment deadline.
- Add a buffer to your funds to complete for changes in the assessment or other purchase costs.
Keep the duty payment available when your legal adviser requires it. Our loan settlement guide explains how the purchase funds come together around settlement.
Concessions, Exemptions and Other Costs
Stamp duty concessions and exemptions depend on the jurisdiction. Property type, value limits and your ownership history can change eligibility. Residence requirements continue after purchase, so a change in plans can create a duty bill.
For WA's rules, read stamp duty exemptions and concessions in Western Australia. A first home owner grant is separate from a duty concession. Qualifying for one does not automatically qualify you for the other.
Budget separately for title registration and conveyancing. Add building and pest inspection fees and any lender charges. The duty figure alone is not the total cost of completing a purchase.
Is Stamp Duty Tax Deductible?
No, transfer duty on a home you live in is not an income tax deduction. For an investment property, transfer duty is generally a capital acquisition cost included in the property's cost base for capital gains tax.
The ATO's rental property guidance distinguishes transfer duty from duty on a lease. Lease costs can have different treatment, including for ACT leasehold property. Ask your tax adviser to identify the transaction before claiming a deduction.
How Does Transfer Duty Differ From Land Tax?
Transfer duty is a one-off cost of acquiring property. Land tax is a recurring tax on land that meets a jurisdiction's taxable ownership and use rules. Allowing for transfer duty does not cover future land tax.
Give your conveyancer the property details and your buyer circumstances before relying on a concession in your purchase budget.
