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Australia Stamp Duty 2026: State-by-State Rates and Concessions

Compare 2026 stamp duty rates, transfer duty calculations, and first-home buyer and overseas buyer concessions across Australian states and territories.

Overview of Stamp Duty in Australia 2026

Stamp duty, also known as transfer duty, is a state and territory tax on property purchases. Each Australian state and territory sets its own rates, thresholds, and calculations. While common patterns exist, you must check the rules of the specific state or territory where the property is located, as policies differ significantly.

State-by-State Rates and Calculations

New South Wales

  • Rates: Progressive rates apply based on the property value.
  • Calculation: Marginal rates increase with transaction value.
  • First home buyer: Full exemption for properties up to $800,000, with concessions available up to $1 million.
  • Foreign buyer: Additional duty of 8% on top of standard rates.

Victoria

  • Rates: Progressive rates; off-the-plan concessions available.
  • Calculation: Standard transfer duty schedules.
  • First home buyer: Exemption for homes up to $600,000; reduced rates for homes up to $750,000.
  • Foreign buyer: Additional 8% duty, plus an additional 1% for vacant residential land.

Queensland

  • Rates: Progressive rates.
  • Calculation: Standard transfer duty schedules.
  • First home buyer: Exemption up to $500,000; concessions up to $550,000, with reductions up to $650,000.
  • Foreign buyer: Additional 7% duty; foreign companies also face a 7% surcharge.

Western Australia

  • Rates: Progressive rates.
  • Calculation: Standard transfer duty.
  • First home buyer: Exemption up to $430,000; concessions up to $530,000.
  • Foreign buyer: Additional 7% duty.

South Australia

  • Rates: Progressive rates.
  • Calculation: Standard transfer duty.
  • First home buyer: Exemption up to $650,000; concessions up to $700,000.
  • Foreign buyer: Additional 7% surcharge.

Tasmania

  • Rates: Progressive rates.
  • Calculation: Standard transfer duty.
  • First home buyer: Exemption up to $400,000; concessions up to $500,000.
  • Foreign buyer: Additional 7% surcharge.

Australian Capital Territory (ACT)

  • Rates: Progressive rates based on property value.
  • Calculation: Unique to the ACT; duty is calculated on the property value with thresholds.
  • First home buyer: Exemption for homes up to $500,000; concessions up to $750,000.
  • Foreign buyer: Additional 2% surcharge (for non-residents).

Northern Territory

  • Rates: Progressive rates.
  • Calculation: Standard transfer duty.
  • First home buyer: Exemption for new homes up to $650,000; concessions for existing homes.
  • Foreign buyer: No additional surcharge currently.

Key Points for Buyers

  • First home buyers often qualify for full or partial exemptions, but income caps and property value limits apply.
  • Overseas buyers generally pay a surcharge on top of standard duty, ranging from 2% to 8% depending on the state.
  • Calculations vary: most use a progressive rate table, but some states have unique rules (e.g., ACT’s calculated on the property value with thresholds).
  • Check official state revenue office for the latest rates and your eligibility, as rules can change.

For a detailed comparison of how stamp duty affects borrowing at different price points (e.g., $600k, $900k, $1.5M), see our Australia Stamp Duty Compared Across 8 States 2026.