Housing

Stamp duty by state: how much do home buyers pay in Australia?

Buying an average-priced home in New South Wales attracts $53,057 in stamp duty. In Tasmania, the bill is $28,179. For first home buyers purchasing established homes in most states and territories, average dwelling prices now sit above the threshold where concessions apply. From 1 July 2026, the ACT is the only jurisdiction offering uncapped full relief for eligible buyers.

Updated 6 min read✓ Fact checked

Updated

Key findings at a glance
$53,057
Highest duty nationally, payable in NSW on a $1.30m average dwelling
$28,179
Lowest duty nationally, payable in Tasmania on a $733,200 dwelling
$0
ACT FHB duty from 1 Jul 2026, no cap/test; TAS exemption ended 30 Jun 2026
7
States/territories where FHBs get no duty discount on average-priced homes

Stamp duty adds between $28,1791 and $53,0572 to the cost of buying an average home in Australia, depending on the state. NSW has the highest bill, Tasmania the lowest, and the gap between them is about $24,900. Each state and territory sets its own rates and concession rules, so the amount owed varies significantly by location.

All calculations are based on a standard buyer purchasing an established dwelling, unless stated otherwise.

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Section 01 · How stamp duty works

How does stamp duty work when buying a home?

For most home buyers, stamp duty is the single biggest upfront cost after the deposit, adding between $28,1791 and $53,0572 at average state dwelling prices in June quarter 2026. It is a state government tax paid when a property changes hands. Each state and territory sets its own rates and discount schemes, the federal government is not involved.

Stamp duty is calculated on whichever is higher: the sale price or the property's market value2. It is an upfront cost that cannot be added to a home loan in most cases, so it is usually treated as a separate upfront cash cost. The obligation to pay arises when the purchase contract is signed. A conveyancer collects and pays the duty on the buyer's behalf at settlement.

  1. 01

    Upfront cost

    Saving and pre-approval

    Stamp duty is an upfront cash cost, not something that can be rolled into a mortgage in most cases. A purchase budget that excludes stamp duty may understate the upfront cash required at settlement.

  2. 02

    House hunting and offers

    No duty is payable during this phase. Bidding at auction or making an offer does not trigger the tax.

  3. 03

    Legal trigger

    Exchange or contract signing

    In most states, the duty becomes payable when the purchase contract is signed. Each state then has its own deadline for payment, ranging from 14 days in the ACT3 to three months in NSW4 and Tasmania5.

  4. 04

    Payment point

    Settlement

    For most buyers, the duty is collected by a conveyancer at or just before settlement. Missing the deadline can mean penalty interest charges in most states.

The payment deadline depends on which state or territory the property is in. Deadlines range from 14 days in the ACT3 to three months in NSW4 and Tasmania5. Missing the deadline can result in penalty interest charges.4

Current deadlines from each state and territory revenue office. Deadlines reflect current published guidance and may change. Payment timing is normally confirmed during conveyancing and settlement.
When stamp duty must be paid by state and territory
State or territoryTypical current deadline
NSWWithin 3 months of signing the contract, or by settlement if settlement comes sooner. Buyers purchasing off the plan (before the property is built) may be able to defer payment by up to 12 months.46
VictoriaWithin 30 days of settlement. Penalty charges apply if the deadline is missed.7
QueenslandDocuments must be lodged within 30 days of signing the contract, or of the contract becoming unconditional. Duty is then due by the date on the notice of assessment, or within 14 days of lodgement if a solicitor or conveyancer lodges as a self assessor.89
Western AustraliaWithin 1 month of receiving the duty assessment. In practice, duty must be paid before settlement because proof of payment is required to complete the title transfer.10
South AustraliaAt settlement, when the property title transfers to the buyer.11
TasmaniaWithin 3 months of settlement.5
ACTWithin 14 days of the title being registered. The ACT sends out a duty assessment after registration is complete.3
Northern TerritoryWithin 60 days of signing the contract.12

Source · Revenue NSW, State Revenue Office Victoria, Queensland Revenue Office, RevenueWA, RevenueSA, State Revenue Office Tasmania, ACT Revenue Office, NT Territory Revenue Office.

Section 02 · Stamp duty by state

Which state has the highest stamp duty in Australia?

New South Wales records the highest standard stamp duty bill at the average dwelling price, while Tasmania records the lowest. The NSW bill is almost twice Tasmania's and about 38% higher than Queensland's Home Concession result13. From 1 July 2026, only the ACT shows a different first-home-buyer result at the average dwelling price14. Every other state and territory charges first home buyers the same as standard buyers for an established home at the average price.

Stamp duty payable at each state's average dwelling price, June quarter 2026Standard buyer vs first home buyer (established home), average prices, June quarter 2026ABS Total Value of Dwellings, Table 1: Mean Price of Residential Dwellings (June quarter 2026, preliminary);Revenue NSW; State Revenue Office Victoria; Queensland Revenue Office; RevenueWA; RevenueSA; StateRevenue Office Tasmania; ACT Revenue Office; NT Territory Revenue OfficeNSW$53,057VIC$50,174WA$48,986SA$47,708QLD$38,360ACT$32,878NT$30,413TAS$28,179Standard buyer duty (AUD)
First home buyer figures are for established home purchases only. In SA, QLD, Tasmania and the NT, new home and house-and-land package buyers may pay less under separate schemes. From 1 July 2026 the ACT's Home Buyer Concession Scheme has no price cap or income test.
Highest duty
$53,057
NSW, average price $1,304,900
Lowest duty
$28,179
Tasmania, average price $733,200
First home buyer duty (TAS)
$28,179
Established-home exemption expired 30 Jun 2026
First home buyer saving (ACT)
$32,878
Uncapped concession at the territory average

When the first home buyer view is selected, only the ACT shows a change. In seven of eight states and territories, first home buyers purchasing an established home at the average price pay the same duty as any other buyer — either because the average price is above the concession threshold, or, in Tasmania's case, because the concession itself has expired.

Queensland's result stands out. At the state's average dwelling price of $1.13 million15, a standard Queensland buyer pays $38,36013 under the Home Concession, compared with $45,53516 under the general rate that applies to investors. The Home Concession, available to buyers who move into the property within 12 months of settlement, accounts for that $7,175 difference.

Section 03 · NSW

Stamp duty in NSW: average cost and rates in 2026

At $53,0572, NSW has the highest stamp duty bill in Australia. The rate reaches 5.5% on amounts above $1.29 million, which applies to the state's average dwelling price of $1,304,90015. Rates start at 1.25% on the lowest values2, with a separate premium rate above $3,870,000.

Based on the higher of the sale price or market value. Thresholds are CPI-indexed each 1 July.2 Premium rate of $194,137 plus $7.00 per $100 applies above $3,870,000. Excludes overseas buyer surcharges and special concessions.
NSW stamp duty rates (2026-27 financial year, from 1 July 2026)
Property valueDuty payableRate for this band
$0 to $18,000$1.25 per $100 (min. $20)21.25%
$18,001 to $38,000$225 plus $1.50 per $100 over $18,00021.50%
$38,001 to $103,000$525 plus $1.75 per $100 over $38,00021.75%
$103,001 to $387,000$1,662 plus $3.50 per $100 over $103,00023.50%
$387,001 to $1,290,000$11,602 plus $4.50 per $100 over $387,00024.50%
Over $1,290,000$52,237 plus $5.50 per $100 over $1,290,00025.50%
At state average price of $1,304,900: duty = $53,057

Source · Revenue NSW, Duties Act 1997, thresholds effective 1 July 2026.

Section 04 · Victoria

Stamp duty in Victoria: average cost and rates in 2026

Victoria uses two rate schedules. Most buyers pay the general land transfer duty rate. Buyers who plan to live in the property may qualify for an owner-occupier discount on purchases up to $550,00018. Above $550,000, the general rate applies: 5.5% on values between $960,000 and $2 million, stepping up to 6.5% above that19.

At the average dwelling price of $918,40015, a standard buyer pays $50,17419. The owner-occupier discount only applies at $550,000 or below, saving up to $3,10018.

Section 05

Victoria stamp duty rates

General rate
Property valueRate
Up to $25,0001.40%
$25,001 to $130,000$350 + 2.40% over $25k
$130,001 to $960,000$2,870 + 6.00% over $130k
$960,001 to $2,000,0005.50% of property value
Over $2,000,000$110,000 + 6.50% over $2M
At the state average of $918,400$50,174

Source · State Revenue Office Victoria, Duties Act 2000.

Section 06 · Queensland

How much is stamp duty in Queensland?

Queensland buyers who plan to live in their home pay $38,36013 in stamp duty at the state's average dwelling price of $1,130,60015. This is $7,175 less than the $45,535 general rate16.

Queensland has two rate schedules: the lower Home Concession rate for buyers who move in within 12 months, and the higher general rate for investors, which is $38,025 plus $5.75 per $100 over $1,000,00016.

Applies to buyers who move into the property as their main home within 12 months of settlement. Available to individual buyers who move in within 12 months. Not available to companies or trusts. First home buyer discounts are separate and additional. The general rate for non-eligible buyers is $38,025 plus $5.75 per $100 over $1,000,000.16
Queensland stamp duty: Home Concession rate
Purchase priceDuty amountRate for this band
Up to $350,000$1.00 per $100131.00%
$350,001 to $540,000$3,500 plus $3.50 per $100 over $350,000133.50%
$540,001 to $1,000,000$10,150 plus $4.50 per $100 over $540,000134.50%
Over $1,000,000$30,850 plus $5.75 per $100 over $1,000,000135.75%
At state average price of $1,130,600: duty = $38,360 (general rate would be $45,535)

Source · Queensland Revenue Office, Duties Act 2001.

Section 07 · Other states and territories

How much is stamp duty in WA, SA, Tasmania, the ACT and Northern Territory?

The five remaining states and territories each use a different rate structure, and the outcomes at average prices range from $28,179 in Tasmania to $48,986 in Western Australia. The ACT is the only jurisdiction in this comparison with a long-running policy of progressively reducing conveyance duty. From 1 July 2026 it is also the only one offering first home buyers uncapped full relief14, subject to eligibility rules.

  • Western Australia: at an average dwelling price of $1,123,70015, stamp duty comes to $48,98620, now the highest of these five. Most buyers pay the standard rate, with no meaningful owner-occupier discount above $200,000. The top rate is 5.15% on values above $725,000.
  • South Australia: at an average dwelling price of $979,60015, duty is $47,70821, just below WA. SA's top rate of 5.5% applies above $500,000, compared with WA's 5.15% above $725,000: a higher marginal rate, although WA's higher average dwelling price now produces the larger dollar figure. There is no separate rate for owner-occupiers.
  • Tasmania: at an average dwelling price of $733,20015, duty is $28,1791, still the lowest of any state or territory. The average has now moved just above the $725,000 mark and into the top 4.5% band, rather than sitting in the 4.25% band as it did previously.
  • ACT: at an average dwelling price of $981,70015, an eligible owner-occupier pays $32,878 in standard conveyance duty22. The ACT has a long-running policy of progressively reducing conveyance duty, with rates reduced over time since 2012. Despite Queensland's average price being nearly $149,000 higher, the ACT's owner-occupier duty is still below Queensland's Home Concession rate.
  • Northern Territory: at an average dwelling price of $614,40015, duty is $30,41323. A flat rate of 4.95% applies above $525,000. Below $525,000, the NT uses a formula rather than fixed rate bands.
Standard buyer at average dwelling prices, June quarter 2026. ACT rates are updated annually under an ongoing reform that has reduced owner-occupier rates since 2012; a flat 4.54% rate applies above $1,455,00022. NT uses a formula below $525,000 rather than fixed bands.23
Stamp duty comparison: WA, SA, Tasmania, ACT and NT
State or territoryAverage dwelling priceStandard dutyEffective rateTop rate
Western Australia$1,123,70015$48,986204.36%5.15% (above $725,000)20
South Australia$979,60015$47,708214.87%5.50% (above $500,000)21
Tasmania$733,20015$28,17913.84%4.50% (above $725,000)1
ACT$981,70015$32,878223.35%4.54% (flat, above $1,455,000)22
Northern Territory$614,40015$30,413234.95%4.95% (flat above $525,000)23

Source · ABS Total Value of Dwellings, Table 1: Mean Price of Residential Dwellings (June quarter 2026, preliminary); RevenueWA; RevenueSA; State Revenue Office Tasmania; ACT Revenue Office; NT Territory Revenue Office.

Section 08 · First home buyers

Do first home buyers pay stamp duty in Australia?

Most concession thresholds sit below current average dwelling prices. As a result, many first-home buyers purchasing at or near average prices receive no stamp duty discount on established homes.

Only the ACT provides full stamp duty relief at the average price. From 1 July 2026, the Home Buyer Concession Scheme waives duty on all eligible purchases regardless of value or household income14, so the $981,70015 territory average is covered. Tasmania's established-home exemption, which previously covered purchases up to $750,00024, was not available for settlements after 30 June 2026, even though the state average of $733,20015 now sits below that former cap.

In every other state and territory, first home buyers at the average price pay the same stamp duty as any other buyer. The exemption ends at $800,000 in NSW17, $600,000 in Victoria25, $700,000 in Queensland13 and $600,000 in Western Australia26, none of which reach the average dwelling price in their respective state.

Standard buyer vs first home buyer stamp duty on an established home purchase. Results assume an established dwelling and all remaining scheme conditions met. From 1 July 2026 the ACT scheme has no income test or price cap, but still requires no prior property ownership in the past five years and an occupancy commitment. Tasmania's established-home exemption was not available for settlements after 30 June 2026.
First home buyer stamp duty at average dwelling prices (established homes)
State or territoryAverage priceStandard dutyFirst home buyer dutySavingExemption threshold (established homes)
NSW$1,304,90015$53,0572$53,057NoneFull exemption to $800,00017
Victoria$918,40015$50,17419$50,174NoneFull exemption to $600,00025
Queensland$1,130,60015$38,36013$38,360NoneFull exemption to $700,00013
South Australia$979,60015$47,70821$47,708NoneNo current relief for established homes27
Western Australia$1,123,70015$48,98620$48,986NoneNil duty to $600,000 (First Home Owner Rate)26
Tasmania$733,20015$28,1791$28,179NoneExemption to $750,000 expired 30 Jun 202624
Northern Territory$614,40015$30,41323$30,413NoneNo current first home buyer relief for established homes
ACT$981,70015$32,87822$014$32,878Home Buyer Concession Scheme: $0 duty, no price cap (from 1 Jul 2026)14

Source · Revenue NSW; State Revenue Office Victoria; Queensland Revenue Office; RevenueWA; RevenueSA; State Revenue Office Tasmania; ACT Revenue Office; NT Territory Revenue Office; ABS Total Value of Dwellings (June quarter 2026, preliminary).

The "none" entries show first home buyers pay the same as any other buyer at the state average price, whether because the concession threshold has been outpaced by prices, or, in Tasmania's case, because the scheme itself has lapsed.

Tasmania established-home exemption

$28,179

Standard duty now applies at the state average purchase of $733,200. The established-home exemption (previously up to $750,000) was not available for settlements after 30 June 2026. Buyers of new homes may instead be eligible for the First Home Owner Grant, a cash payment separate from stamp duty relief.

ACT Home Buyer Concession Scheme

$0

Stamp duty on the territory average purchase of $981,700. From 1 July 2026, full relief applies to all eligible buyers with no price cap or income test. Prior-ownership and occupancy conditions still apply.

Section 09 · Capital cities

How much is stamp duty in Australian capital cities?

Sydney buyers pay $63,1052 in stamp duty on the city's median house price of $1,487,60029, the highest of any capital city, based on June quarter 2026 figures, the latest ABS capital city median established house price data available at the time of writing. Hobart buyers pay the least at $28,9351. The gap between the two cities is $34,170. Capital city figures cover established house sales only and use medians, while the statewide figures above use mean dwelling prices across all dwellings, so the two series are not directly comparable.

In seven of eight capital cities, first home buyers now pay the same duty as anyone else at the median price. Canberra is the only exception: from 1 July 2026 the ACT's Home Buyer Concession Scheme has no price cap or income test14, so an eligible Canberra first home buyer pays $0. Hobart's own established-home exemption, which previously would have applied at the city's median price, was not available for settlements after 30 June 202624.

Stamp duty at capital city median house prices, June quarter 2026Standard buyer vs first home buyer (established house), median prices, June quarter 2026ABS Total Value of Dwellings, Table 2: Median Price and Number of Transfers (Capital City and Rest of State),June quarter 2026 (preliminary, unstratified median, established houses); state and territory revenue officesSydney$63,105Adelaide$47,455Melbourne$46,070Perth$43,131Brisbane$39,763Darwin$37,249Canberra$35,878Hobart$28,935Standard buyer duty (AUD)
Median prices cover established house sales only and are not comparable to state-wide averages. Canberra reflects the ACT's uncapped Home Buyer Concession Scheme from 1 July 2026. First home buyer figures assume all remaining scheme conditions met.
Highest city duty
$63,105
Sydney, median house $1,487,600
Lowest city duty
$28,935
Hobart, median house $750,000
Cities with $0 first home buyer duty
1
Canberra only, uncapped from 1 Jul 2026
Cities with no first home buyer discount
7
of 8 capitals, established homes
Median established house prices, June quarter 2026. Melbourne's city median is lower than the state average because the two figures measure different things: a capital-city median for established houses versus a statewide mean across all dwellings. Queensland result uses the Home Concession rate. Canberra reflects the ACT's current owner-occupier schedule and its uncapped first home buyer scheme from 1 July 2026. Hobart's established-home first home buyer exemption was not available for settlements after 30 June 2026, so standard duty now applies. Darwin has no current first home buyer exemption for established homes.
Capital city stamp duty: standard and first home buyer compared, June quarter 2026
Capital cityMedian house priceStandard dutyEffective rateFirst home buyer dutyFirst home buyer saving
Sydney (NSW)$1,487,60029$63,10524.24%$63,105None
Adelaide (SA)$975,00029$47,455214.87%$47,455None
Melbourne (VIC)$850,00029$46,070195.42%$46,070None
Perth (WA)$1,010,00029$43,131204.27%$43,131None
Brisbane (QLD)$1,155,00029$39,763133.44%$39,763None
Darwin (NT)$752,50029$37,249234.95%$37,249None
Canberra (ACT)$1,030,00029$35,878223.48%$014$35,878
Hobart (TAS)$750,00029$28,93513.86%$28,935None

Source · ABS Total Value of Dwellings, Table 2 (Median Price and Number of Transfers), June quarter 2026; all state and territory revenue offices, rates effective 2026-27 (NSW, ACT) or unchanged from 2025-26 (other jurisdictions).

Melbourne's effective stamp duty rate of 5.42%19 is the highest of any capital city, because Victoria's general rate charges 6% on most of the purchase price. Adelaide now records the second-highest dollar figure of any capital, but Sydney's total bill remains the largest even though its effective rate of 4.24%2 is comparatively low, because most of the purchase price falls in NSW's 4.5% band rather than the top 5.5% band.

Section 10 · Stamp duty calculator

Stamp duty calculator by state and territory

The calculator allows users to select a state or territory, enter a property price and choose the buyer type. The calculator uses current official rate schedules for each state and territory and provides indicative results based on the assumptions listed below.

Stamp duty calculator

Estimate transfer (stamp) duty on an established home in any state or territory, as an owner-occupier or a first-home buyer.

Stamp duty payable$30,187New South Wales
Effective rate3.77%of purchase price
Total upfront cost$830,187price + duty (excl. legal fees)

Estimates only, not financial advice — your circumstances aren’t considered. Don’t rely on this calculator to decide on a financial product; consider advice from a licensed financial adviser.

Calculations

duty = base + (V − band start) × band rate ··· first-home buyer: $0 up to the cap, tapered to full duty by the cut-out ··· rate = duty ÷ V

  • V — property price
  • base / band — the state’s marginal schedule: duty at the start of the band, plus the band rate on the excess (NT below $525,000 is a quadratic; ACT above $1,455,000 and VIC $960,000–$2,000,000 are flat on the whole price)
  • taper — NSW and VIC scale duty linearly across the taper band; QLD steps $1,735 per $10,000; WA charges $13.63 per $100 over $500,000; ACT is nil at any price
  • total — V + duty, before legal and other fees
Assumptions
  • Indicative only: an established dwelling bought by an individual at the entered price. Foreign purchaser surcharges, off-the-plan concessions, pensioner discounts, premium duty and special exemptions are not included; final duty is confirmed at conveyancing or settlement.
  • Schedules from each revenue office: NSW at 2026-27 rates (from 1 July 2026); WA at the Metropolitan/Peel first home owner rate (outside Metro/Peel the threshold is $750,000 at $11.89 per $100, not modelled); ACT at the eligible owner-occupier rate, with no first-home buyer price cap or income test from 1 July 2026.
  • Tasmania’s established-home first-home buyer exemption was not available for settlements after 30 June 2026, so Tasmanian first-home buyer results match the standard rate; South Australia and the Northern Territory offer no established-home relief.
  • No purchase fees, legal fees, lenders mortgage insurance or grants are modelled, and duty is not added to the loan.
  • State or territory default: Each state and territory sets its own duty schedule and first-home buyer relief.
  • Property price default: A round figure near the national median; set the price you are paying.
  • Buyer type default: Relief applies only to eligible first-home buyers of an established home.

References

  1. State Revenue Office Tasmania — Rates of duty · sro.tas.gov.au ↑ b c d e f g h i j k
  2. Revenue NSW — Calculate Transfer Duty · revenue.nsw.gov.au ↑ b c d e f g h i j k l m n o p q r s
  3. ACT Revenue Office — Payment of duty · revenue.act.gov.au ↑ b c
  4. Revenue NSW — Who pays transfer duty and when · revenue.nsw.gov.au ↑ b c d
  5. State Revenue Office Tasmania, Property transfer duties · sro.tas.gov.au ↑ b c
  6. Revenue NSW, Off-the-plan property purchases · revenue.nsw.gov.au ↑
  7. State Revenue Office Victoria — Understanding land transfer (stamp) duty · sro.vic.gov.au ↑
  8. Queensland Revenue Office — Lodging and paying transfer duty · qro.qld.gov.au ↑
  9. Queensland Revenue Office — Lodging transactions as a self assessor · qro.qld.gov.au ↑
  10. Government of Western Australia — Pay duty · wa.gov.au ↑
  11. RevenueSA — Property owner or buyer · revenuesa.sa.gov.au ↑
  12. Northern Territory Government — Stamp duty when buying or selling a home · nt.gov.au ↑
  13. Queensland Revenue Office — Transfer Duty Concession Rates · qro.qld.gov.au ↑ b c d e f g h i j k l
  14. About the Home Buyer Concession Scheme · revenue.act.gov.au ↑ b c d e f g h i j k
  15. ABS Total Value of Dwellings, June quarter 2026 (Cat. 6432.0) · Australian Bureau of Statistics ↑ b c d e f g h i j k l m n o p q r s t u v w x y z a2 b2 c2 d2
  16. Queensland Revenue Office, Transfer duty rates · qro.qld.gov.au ↑ b c d
  17. Revenue NSW — First Home Buyers Assistance Scheme · revenue.nsw.gov.au ↑ b c d
  18. State Revenue Office Victoria, Land transfer duty, principal place of residence, current rates · sro.vic.gov.au ↑ b
  19. State Revenue Office Victoria — Land transfer duty current rates (non-principal place of residence) · sro.vic.gov.au ↑ b c d e f g
  20. Department of Treasury and Finance WA — Transfer duty assessment · wa.gov.au ↑ b c d e
  21. RevenueSA — Rate of stamp duty · revenuesa.sa.gov.au ↑ b c d e
  22. ACT Revenue Office, Conveyance duty for non-commercial property · revenue.act.gov.au ↑ b c d e f g
  23. Stamp Duty Act 1978 (NT) · legislation.nt.gov.au ↑ b c d e f
  24. First home buyers of established homes duty relief · sro.tas.gov.au ↑ b c d e f
  25. State Revenue Office Victoria — First home buyer duty exemption or concession · sro.vic.gov.au ↑ b
  26. Duties fact sheet — First Home Owner Rate of Duty · wa.gov.au ↑ b c
  27. RevenueSA — Stamp duty relief for eligible first home buyers · revenuesa.sa.gov.au ↑ b
  28. Northern Territory Government — House and Land Package Exemption (stamp duty) · nt.gov.au ↑
  29. ABS Total Value of Dwellings, June Quarter 2026 — Table 2. Median price and number of transfers (capital city and rest of state) · Australian Bureau of Statistics ↑ b c d e f g h i j k l
  30. Northern Territory Government — Land or property transfer stamp duty calculator · nt.gov.au
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