Insights
How Much Is Stamp Duty in Australia? A State-by-State Guide (2026)
Stamp duty (transfer duty) in Australia is charged by each state and territory, not federally — so the duty on the same home differs a lot depending on where you buy. On an $800,000 home a standard buyer pays roughly $30,000–$45,000 in most states before any concession. Because the rules and rates differ everywhere, the easiest way to get your figure is to pick your state in the Australia stamp duty calculator — this guide explains how it works and what to expect.
How Australian stamp duty works
Stamp duty is a one-off tax you pay when buying property, and it is usually one of the biggest upfront costs after your deposit. Each state sets its own sliding scale: the duty rises with the price, with higher marginal rates on more expensive homes. That is why “stamp duty QLD” and “stamp duty NSW” give different answers for the same price — they are entirely separate systems run by each state revenue office.
Stamp duty by state (estimates)
Rough standard owner-occupier duty at common price points. These are estimates to show the scale — use the calculator and confirm with your state revenue office for the exact figure:
| State / territory | ~$500,000 home | ~$800,000 home |
|---|---|---|
| New South Wales (NSW) | ~$17,800 | ~$31,300 |
| Victoria (VIC) | ~$25,000 | ~$43,000 |
| Queensland (QLD) | ~$15,900 | ~$21,900 |
| Western Australia (WA) | ~$17,800 | ~$31,700 |
| South Australia (SA) | ~$21,300 | ~$37,800 |
The pattern holds across the country: Victoria tends to be at the higher end on mid-priced homes, Queensland at the lower end, and the others in between. Enter your exact price and state in the calculator to see your number.
First-home buyer concessions
Every state offers concessions or full exemptions for eligible first-home buyers below certain price thresholds — and they can wipe out the duty entirely on a lower-priced first home. These are not included in the standard estimates above, so if you are a first-home buyer, check your state’s scheme; you may pay little or nothing.
Other buyer costs to budget for
Stamp duty is the big one, but not the only upfront cost. Also budget for conveyancing/legal fees, building and pest inspections, mortgage registration, and — if your deposit is under 20% — Lenders Mortgage Insurance (LMI), which you can estimate in the Australian mortgage calculator.
FAQ
How much is stamp duty in QLD? Queensland uses a sliding scale that tends to be lower than NSW or VIC on mid-priced homes — roughly $15,900 on a $500k home and $21,900 on an $800k home as a standard buyer, before concessions. Check the calculator for your price.
Which state has the cheapest stamp duty? It depends on the price, but Queensland is often among the lower for mid-priced homes, while Victoria is often the highest. Compare states directly in the calculator.
Do first-home buyers pay stamp duty in Australia? Often not, or a reduced amount — every state has first-home concessions below set price thresholds. Check your state revenue office to see if you qualify.
When do I pay stamp duty? Generally within a set period after settlement (commonly around 3 months, depending on the state). Your conveyancer usually arranges it as part of settlement.
Are these figures exact? No — they are simplified estimates to show the scale. Rates, thresholds, and concessions change and vary by state. Always confirm the exact duty with the relevant state revenue office before you buy.