When you buy or gain ownership of a property or vacant land in Australia, you are required to pay stamp duty tax.
Stamp duty, also referred to as transfer duty, is a state and territory government tax that covers the cost of transferring ownership of the property or land from the previous owner to the new owner.
Each state and territory in Australia has its own regulations and rates for stamp duty – whether you’re a first time home buyer or have a property portfolio, it’s important to know how much stamp duty you’ll be paying.
How is stamp duty calculated?
Stamp duty is taxed as a variable percentage of the property or land’s dutiable value. All states and territories in Australia use a progressive sliding scale where the stamp duty rate is adjusted to the value of the property or land. The higher the value of the property, the greater the rate of stamp duty applied.
Here’s an example stamp duty calculation for a home bought at a market value of $1,000,000 in Victoria. A duty rate of 5.5% will apply to this transaction, resulting in a stamp duty amount equal to $1,000,000 x 5.5% = $55,000.
State-by-state comparison of stamp duty in Australia
“Transfer duty” is typically used by state and territory governments in official documentation, while “stamp duty” is the more common term. When communicating with real estate agents and conveyancers, you’re more likely to encounter “stamp duty” over “transfer duty” – both terms refer to the same tax.
The stamp duty rates for each state and territory below are accurate as of 1 July 2025.
New South Wales stamp duty rates
| Dutiable value | Stamp duty rate |
| $0 – $17,000 | $1.25 for every $100 (minimum $20) |
| Over $17,000 up to $37,000 | $212 plus $1.50 for every $100 over $17,000 |
| Over $37,000 up to $99,000 | $512 plus $1.75 for every $100 over $37,000 |
| Over $99,000 up to $372,000 | $1,597 plus $3.50 for every $100 over $99,000 |
| Over $372,000 up to $1,240,000 | $11,152 plus $4.50 for every $100 over $372,000 |
| Over $1,240,000 | $50,212 plus $5.50 for every $100 over $1,240,000 |
New South Wales also has a premium transfer duty that applies to properties with dutiable value over a certain threshold. From 1 July 2025 to 30 June 2026, the premium threshold is $3,721,000 – this threshold changes each year in line with the Consumer Price Index (CPI). The premium duty rate is $186,667, plus an additional $7.00 for every $100 over $3,721,000.
This premium transfer duty rate is also applied differently for residential properties that are used for business, and land over 2 hectares.
Victoria stamp duty rates
| Dutiable value | Stamp duty rate |
| $0 – $25,000 | 1.4% of the dutiable value |
| Over $25,000 up to $130,000 | $350 plus 2.4% of the dutiable value over $25,000 |
| Over $130,000 up to $960,000 | $2870 plus 6% of the dutiable value over $130,000 |
| Over $960,000 up to $2,000,000 | 5.5% of the dutiable value |
| Over $2,000,000 | $110,000 plus 6.5% of the dutiable value over $2,000,000 |
The above rates apply to contracts entered into on or after 1 July 2021. Different duty rates may also apply for purchases of a subsequent home if its dutiable value is between $130,000 and $550,000.
Queensland stamp duty rates
| Dutiable value | Stamp duty rate |
| $0 – $5,000 | Not appliable |
| Over $5,000 up to $75,000 | $1.50 for every $100 or part of $100 over $5,000 |
| Over $75,000 up to $540,000 | $1,050 plus $3.50 for every $100 or part of $100 over $75,000 |
| Over $540,000 up to $1,000,000 | $17,325 plus $4.50 for every $100 or part of $100 over $540,000 |
| Over $1,000,000 | $38,025 plus $5.75 for every $100 or part of $100 over $1,000,000 |
An additional 8% duty applies to residential land purchases or transfers to foreign persons, including companies and trusts.
To lower the cost of home ownership, stamp duty concessions can be claimed by eligible buyers (e.g. first time home buyers). Stamp duty concessions in Queensland apply to homes, first home, newly built first homes, and vacant land for a first home.
South Australia stamp duty rates
| Dutiable value | Stamp duty rate |
| $0 – $12,000 | $1.00 for every $100 |
| Over $12,000 up to $30,000 | $120 plus $2.00 for every $100 or part of $100 over $12,000 |
| Over $30,000 up to $50,000 | $480 plus $3.00 for every $100 or part of $100 over $30,000 |
| Over $50,000 up to $100,000 | $1,080 plus $3.50 for every $100 or part of $100 over $50,000 |
| Over $100,000 up to $200,000 | $2,830 plus $4.00 for every $100 or part of $100 over $100,000 |
| Over $200,000 up to $250,000 | $6,830 plus $4.25 for every $100 or part of $100 over $200,000 |
| Over $250,000 up to $300,000 | $8,955 plus $4.75 for every $100 or part of $100 over $250,000 |
| Over $300,000 up to $500,000 | $11,330 plus $5.00 for every $100 or part of $100 over $300,000 |
| Over $500,000 | $21,330 plus $5.50 for every $100 or part of $100 over $500,000 |
South Australia provides stamp duty relief for eligible home buyers that have entered into a contract on or after 15 June 2023. The stamp duty relief can be full or partial depending on when buyers entered the contract and the type of property.
Western Australia stamp duty rates
| Dutiable value | Stamp duty rate |
| $0 – $120,000 | $1.90 per $100 or part of $100 |
| Over $120,000 up to $150,000 | $2,280 plus $2.85 for every $100 or part of $100 over $120,000 |
| Over $150,000 up to $360,000 | $3,135 plus $3.80 for every $100 or part of $100 over $150,000 |
| Over $360,000 up to $725,000 | $11,115 plus $4.75 for every $100 or part of $100 over $360,000 |
| Over $725,000 | $28,453 plus $5.15 for every $100 or part of $100 over $725,000 |
Western Australia also has a concessional stamp duty rate that applies to properties valued up to $200,000 that are a principal place of residence or a Western Australia business asset. Lower stamp duty rates are also available for first home owners on both home and vacant land.
Tasmania stamp duty rates
| Dutiable value | Stamp duty rate |
| $0 – $3,000 | $50 |
| Over $3,000 up to $25,000 | $50 plus $1.75 for every $100 or part of $100 over $3,000 |
| Over $25,000 up to $75,000 | $435 plus $2.25 for every $100 or part of $100 over $25,000 |
| Over $75,000 up to $200,000 | $1,560 plus $3.50 for every $100 or part of $100 over $75,000 |
| Over $200,000 up to $375,000 | $5,935 plus $4.00 for every $100 or part of $100 over $200,000 |
| Over $375,000 up to $725,000 | $12,935 plus $4.25 for every $100 or part of $100 over $375,000 |
| Over $725,000 | $27,810 plus $4.50 for every $100 or part of $100 over $725 000 |
The above stamp duty rates for Tasmania apply to property transfers on or after 21 October 2013. First time home buyers may be eligible for a partial concession or full exemption for stamp duty for established homes with a dutiable value of $750,000 or less (between 18 February 2024 and 30 June 2026).
Northern Territory stamp duty rates
| Dutiable value | Stamp duty rate |
| $0 – $525,000 | (0.06571441 x V2) + 15V (where V is 1/1,000 of the property’s dutiable value) |
| Over $525,000 up to $3,000,000 | 4.95% of the dutiable value |
| Over $3,000,000 up to $5,000,000 | 5.75% of the dutiable value
|
| Over $5,000,000 | 5.95% of the dutiable value
|
Australian Capital Territory stamp duty rates
The Australian Capital Territory has two main types of duty rates for residential (and rural) properties. Eligible owner occupier transactions are subject to a lower rate of duty, but require at least one buyer to live in the home continuously for a year after the settlement date.
| Eligible owner occupier transaction | |
| Dutiable value | Stamp duty rate |
| $0 – $3,000 | $50 |
| Over $3,000 up to $25,000 | $50 plus $1.75 for every $100 or part of $100 over $3,000 |
| Over $25,000 up to $75,000 | $435 plus $2.25 for every $100 or part of $100 over $25,000 |
| Over $75,000 up to $200,000 | $1,560 plus $3.50 for every $100 or part of $100 over $75,000 |
| Over $200,000 up to $375,000 | $5,935 plus $4.00 for every $100 or part of $100 over $200,000 |
| Over $375,000 up to $725,000 | $12,935 plus $4.25 for every $100 or part of $100 over $375,000 |
| Over $725,000 | $27,810 plus $4.50 for every $100 or part of $100 over $725 000 |
Properties that do not meet these owner occupier requirements are charged at a higher rate of stamp duty.
| Transaction for non-owner occupier | |
| Dutiable value | Stamp duty rate |
| $0 – $3,000 | $50 |
| Over $3,000 up to $25,000 | $50 plus $1.75 for every $100 or part of $100 over $3,000 |
| Over $25,000 up to $75,000 | $435 plus $2.25 for every $100 or part of $100 over $25,000 |
| Over $75,000 up to $200,000 | $1,560 plus $3.50 for every $100 or part of $100 over $75,000 |
| Over $200,000 up to $375,000 | $5,935 plus $4.00 for every $100 or part of $100 over $200,000 |
| Over $375,000 up to $725,000 | $12,935 plus $4.25 for every $100 or part of $100 over $375,000 |
| Over $725,000 | $27,810 plus $4.50 for every $100 or part of $100 over $725 000 |
Calculate stamp duty for your property transaction or transfer
With so many different conditions applying to stamp duty rates in each state, the easiest way to find out how much stamp duty is payable for your property transaction is to use a stamp duty calculator.
Engaging a professional conveyancer early on during the purchasing and transfer process can also provide you with clarity about the fees and levies that may apply. Entry Conveyancing has teams of qualified conveyancers in Victoria and New South Wales – get in touch with us for a free contract review and a consultation.
