State-by-state comparison
| NSW (most populous state) - Transfer Duty | VIC - Land Transfer Duty | QLD - Transfer Duty | WA - Transfer Duty | SA - Land Tax/Transfer Duty | TAS - Conveyance Duty | ACT - Conveyance Duty | NT - Stamp Duty |
|---|---|---|---|---|---|---|---|
| $0 - $14K: 1.25% | $0 - $25K: 1.4% | $0 - $5K: 1.5% | $0 - $120K: 1.9% | 0 - $12K: $0 | $0 - $10K: $25 + 1.75% | $0 - $200K: 1.2% | Lower rates than other states |
| $14K - $32K: $175 + 1.5% | $25K - $130K: $350 + 2.4% | $5K - $75K: $75 + 3.5% | $120K - $150K: $2,280 + 2.85% | $12K - $50K: $0 + 1% | $10K - $25K: $200 + 2.25% | $200K - $300K: $2,400 + 2.2% | First-home concession up to $800K |
| $32K - $85K: $445 + 1.75% | $130K - $960K: $2,870 + 6% | $75K - $540K: $2,500 + 4.5% | $150K - $360K: $3,135 + 3.8% | $50K - $200K: $380 + 2% | $25K - $75K: $387.50 + 4.75% | $300K - $500K: $4,600 + 3.4% | |
| $85K - $319K: $1,372.50 + 3.5% | $960K - $2M: $52,470 + 6% | $540K - $1M: $23,425 + 4.5% | $360K - $725K: $11,115 + 4.75% | $200K - $300K: $3,380 + 3% | $75K - $200K: $1,500 + 5% | $500K - $750K: $11,400 + 4.32% | |
| $319K - $1.064M: $9,562.50 + 4.5% | $2M+: $115,070 + 6.5% | $1M+: $43,925 + 5.75% | $725K - $1M: $28,453 + 5.15% | $300K - $500K: $6,380 + 4% | $200K - $375K: $5,250 + 6% | $750K - $1M: $22,200 + 5.92% | |
| $1.064M - $1.063M: $43,087.50 + 5.5% | "Premium" stamp duty over $3M: extra 5% | Foreign buyer surcharge: 8% | $1M+: $42,615 + 5.65% | $500K+: $14,380 + 5.5% | $375K+: $13,500 + 6.5% | $1M+: $37,000 + 6.92% | |
| $1.063M+: $9,135.00 + 5.5% on excess | Foreign buyer surcharge: 8% | Foreign buyer surcharge: 8% | Foreign buyer surcharge: 8% | Foreign buyer surcharge: 8% | Foreign buyer surcharge: 0.75% (lowest) | ||
| Residential premium duty: extra 7% above $3M | |||||||
| Foreign buyer surcharge: 8% |
Note: rates can change with state budgets each year. Verify with state revenue office at time of purchase.
First-home buyer concessions
| NSW - First Home Buyer Choice (previous version, ended 2023) | NSW - Current scheme (2024-onward) | VIC - Stamp Duty Concession for First-Home Buyers | QLD - First Home Concession | WA - First Home Owner Concession | SA - First Home Owner Grant + Stamp Duty | TAS - First Home Builder Grant | ACT - First Home Owner Grant | NT - First Home Owner Grant |
|---|---|---|---|---|---|---|---|---|
| Exemption from stamp duty for purchases up to $800,000 | Full exemption: $800K threshold | 50% discount on duty for newly built homes up to $750K (one-off) | Full duty exemption: $550,000 threshold | $530K threshold | Grant: $15,000 for new builds or contractually-bound home up to $575K | $30,000 grant for new construction or off-plan up to $750K | $7,000 for new builds up to $750K | $10,000 for new construction |
| Partial concession $800K - $1M (sliding scale) | Concession to $1M | Up to $25,000 discount on existing homes for purchase price up to $600K | Partial concession to $700K | Reduces duty by $19,800 (or until duty is zero) | Stamp duty exemption: full exemption to $650K | Standard stamp duty applies | Plus duty concession | Plus duty concession to $800K |
| Above $1M: standard duty | Must occupy as primary residence within 12 months | Must occupy for 12 months as principal place of residence | Must live in property for 12 months | Plus first-home owner grant up to $10,000 | ||||
| Must hold for 6+ months | Must hold for 6+ months | First-time home buyer (no previous ownership anywhere in world) | ||||||
| Vacant land: full exemption to $400K |
For a first-home buyer in NSW buying a $750K home: typically saves $35,000+ in stamp duty vs investor.
Most first-home concessions require
- Australian citizen or permanent resident
- Have never previously owned residential property in Australia
- Property is principal residence within timeframe
- Hold the property for minimum period (typically 6-12 months)
| State | Duty owed | FHB concession | Foreign surcharge |
|---|---|---|---|
| NSW (Sydney) | $43,087 | Up to $800K exempt | +8% |
| VIC (Melbourne) | $55,000 | Up to $750K discount | +8% |
| QLD (Brisbane) | $43,925 | Up to $700K concession | +7-8% |
| WA (Perth) | $48,265 | Up to $530K concession | +7% |
| SA (Adelaide) | $48,830 | Up to $650K exempt | +7% |
| TAS (Hobart) | $45,750 | Up to $750K concession | +8% |
| ACT (Canberra) | $30,360 | Up to $750K grant | +0.75% |
| NT (Darwin) | $40,500 | Up to $800K concession | +7% |
Foreign buyer surcharge
| Foreign buyer surcharge applies to | State surcharge rates (May 2026) |
|---|---|
| Non-Australian residents | NSW: 8% (was 7% pre-2022) |
| Foreign-controlled entities (companies, trusts) | VIC: 8% (was 7% pre-2022) |
| Temporary visa holders (some classes) | QLD: 7-8% (sliding scale) |
| WA: 7% | |
| SA: 7% | |
| TAS: 8% | |
| ACT: 0.75% (lowest) | |
| NT: 7% |
Worked example - $2M home in Sydney:
Standard duty: $9,135 + 5.5% on $1.063M = $67,600 + 5.5% on $937K = $51,535 + $67,600 = $119,135
Foreign surcharge: 8% on $2M = $160,000
Total: $279,135 (about 14% of purchase price)
| Foreign Investment Review Board (FIRB) approval | Temporary resident purchases | Property type restrictions for foreigners | Reducing exposure |
|---|---|---|---|
| Required for most foreign buyer transactions over $310K | 482 visa (skilled work): partial exemption from foreign surcharge in some states | Established residential property: NOT allowed for non-resident foreigners (must buy off-the-plan or new build) | New build off-the-plan: avoids established property restriction |
| Application fee: varies by transaction size, $13,200-$132,000 typical | Student visa: subject to FIRB approval and foreign surcharge | New build / off-the-plan: allowed with FIRB approval + surcharge | Time application for FIRB cycle |
| Adds to total purchase cost | New Zealand citizens: treated as residents in most states (no surcharge) | Vacant land: must develop within 4 years of FIRB approval | Australian permanent residency: removes surcharge once granted |
NSW Property Tax option (now ended)
The NSW First Home Buyer Choice scheme allowed eligible first-home buyers to choose between:
A) One-off stamp duty (as historically)
B) Annual property tax (ongoing)
Program ran from January 16, 2023 to July 1, 2023. New applications closed.
| For those who took option B | Who benefits |
|---|---|
| Annual property tax: $400 + 0.3% of UNimproved land value (for owner-occupied) | Plans to live in home long-term (over 15 years): stamp duty wins |
| Or $1,500 + 1.1% of land value (for investors) | Plans to sell within 5-10 years: property tax wins |
| Paid annually until home is sold | Owner-occupied: lower rate |
| Replaces upfront stamp duty |
Worked example - $1M home in Sydney:
Stamp duty option: $43,087.50 upfront
Annual property tax option: $400 + 0.3% of $600K land = $2,200/year
10 years property tax: $22,000
Stamp duty break-even: 10 years -> stamp duty cheaper
5 years property tax: $11,000
Stamp duty: paid all $43,087.50 upfront -> property tax wins for 5-year hold
| What happens now | New NSW first-home buyer alternative |
|---|---|
| Existing program participants continue | Standard stamp duty |
| Property still subject to annual tax through their ownership | Plus first-home buyer concession (exemption to $800K, partial to $1M) |
| Selling: pay any outstanding tax |
VIC, QLD, others considering similar reforms but none implemented yet.
Common stamp duty mistakes
- Forgetting to check state-specific concessions. NSW first-home buyer exemption up to $800K is most generous in Australia.
- Buying off-the-plan vs established. Many states offer off-the-plan discounts.
- Foreign-buyer surcharge missed in budgeting. 8% on $2M = $160,000 extra.
- Couples: only one as first-home buyer. Both buyers must qualify for full first-home concession.
- Spouse with foreign citizenship: foreign surcharge applies to entire purchase even if Australian spouse is on title.
- Selling within minimum holding period. Lose first-home concession + repayment of duty.
- Renting out a "primary residence" too soon. Triggers loss of first-home stamp duty concession.
- FIRB approval for foreign buyer. Mandatory; missing this triggers penalties + property forced sale.
- Buying for child / parent. Stamp duty is on the buyer; family arrangements complicate the math.
- Forgetting that price includes inclusions. Furniture, fittings, fixtures included in "price" are subject to duty. Buying these separately as chattels may save duty (but state revenue offices scrutinize).
Run the math for your situation
Use our 🇦🇺 Australia calculator to plug in your own numbers.