How much stamp duty will I pay?
Stamp duty (sometimes referred to as transfer duty) is a tax you pay when buying a property and certain other valuable items in Australia. It's charged by state and territory governments, which means how much you might be up for will depend on where you’re buying, as well as how much you’re spending and whether you’re eligible for a discounted rate.
How to calculate stamp duty
Calculating stamp duty can be tricky and how you do it will vary across the states and territories. Typically, each jurisdiction will offer a sliding scale of rates applicable to property valuations. Take NSW, for example:
|
Property value |
Stamp duty rate |
|
$0 - $18,000 |
$1.25 for every $100 (minimum $20) |
|
$18,001 to $38,000 |
$225, plus $1.50 for every $100 over $18,000 |
|
$38,001 to $103,000 |
$525, plus $1.75 for every $100 over $38,000 |
|
$103,001 to $387,000 |
$1,662 plus $3.50 for every $100 over $103,000 |
|
$387,001 to $1,290,000 |
$11,602 plus $4.50 for every $100 over $387,000 |
|
>$1,290,000 |
$52,237 plus $5.50 for every $100 over $1,290,000 |
Source: Revenue NSW (as at 1 July 2026)
So, using the above chart, the stamp duty payable on a $600,000 property in NSW would be around $21,187.
Comparing stamp duty between jurisdictions
Using the InfoChoice Stamp Duty Calculator, here’s how much stamp duty would be payable on the same property in Australia’s other states and territories:
|
State or Territory |
Stamp duty on a $600,000 property |
|
Victoria |
$32,708 |
|
Queensland |
$15,302 |
|
South Australia |
$33,162 |
|
Tasmania |
$22,922 |
|
Western Australia |
$23,075 |
|
Northern Territory |
$30,062 |
|
ACT |
$13,408 |
Source: InfoChoice Stamp Duty Calculator
You can generally find the rates charged in each jurisdiction on official government websites, or you can use InfoChoice’s Stamp Duty Calculator to get an instant estimate.
And don’t forget, stamp duty isn’t the only extra cost property buyers in Australia will likely face. Others such as mortgage registration fees, inspection costs, and legal bills might also apply.
An 'unpopular' tax
No tax is exactly popular but stamp duty charges have escalated as property prices have risen in Australia. And stamp duty is not only unpopular among those averse to paying a tax on top of the already-lofty price typically attached to buying a home.
Stamp duty critics claim it discourages people from moving, which can undermine efficiency in the housing market. Some suggest an alternative property tax - like an annual broad-based land tax - could be more efficient, encouraging people to move when it suits their lifestyle and budget.
The ACT government has committed to replacing stamp duty over a long-term period and from 1 July 2026, has waived stamp duty for all first home buyers, pensioners, eligible NDIS participants, and anyone who hasn't owned a home in the last five years.
| Lender | Home Loan | Interest Rate | Comparison Rate* | Monthly Repayment | Repayment type | Rate Type | Offset | Redraw | Ongoing Fees | Upfront Fees | Max LVR | Lump Sum Repayment | Extra Repayments | Split Loan Option | Tags | Features | Link | Compare | Promoted Product | Disclosure |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
6.04% p.a. | 6.08% p.a. | $3,011 | Principal & Interest | Variable | $0 | $530 | 90% |
| Promoted | Disclosure | ||||||||||
5.89% p.a. | 5.80% p.a. | $2,962 | Principal & Interest | Variable | $0 | $0 | 80% |
| Promoted | Disclosure | ||||||||||
6.14% p.a. | 6.18% p.a. | $3,043 | Principal & Interest | Variable | $0 | $530 | 90% |
| Promoted | Disclosure |
How to avoid paying stamp duty
While not necessarily common, there are a number of circumstances in which a person buying property in Australia can dodge stamp duty costs, or at least pay a reduced amount.
Purchasing your first home
Depending on the state or territory you’re buying in, you might be eligible for waived or discounted stamp duty if you’ve never owned a home before.
For instance, first home buyers in NSW don’t pay stamp duty if they’re buying property worth less than $800,000. While in Victoria, first home buyers can dodge stamp duty if they’re forking out under $600,000.
Buying as an owner-occupier
Some states and territories offer reduced stamp duty for people purchasing homes they plan to live in. If you’re unsure, you can always use InfoChoice’s Stamp Duty Calculator to learn whether you’re eligible for discounted stamp duty.
Purchasing a plot of land on which to build
Another way to dodge paying stamp duty on the full value of your next property may be to buy land on which to build.
In such circumstances, a buyer typically only pays the tax on the value of the land purchased, not the house being built. That means they might avoid paying a significant chunk of stamp duty when purchasing land on which to build, compared to buying an established house.
Buying certain types of property
Different types of property can also often attract different rates of stamp duty. For instance, as of mid-2024, those buying commercial or industrial property in Victoria won’t be liable for any stamp duty. Instead, they’ll pay an annual property tax.
Transferring property between family members or inheritances
Those transferring property between family members or spouses, or receiving property through a deceased estate, might find themselves paying a lower rate of stamp duty, or none at all.
In such circumstances, it’s probably best to seek out independent professional advice to determine your stamp duty obligations.
Buying property as a pensioner or concession card holder
If you receive the pension or hold a valid concession card, your state or territory government may offer you a discount on stamp duty.
Rolling stamp duty into a home loan
If the stamp duty you could be liable to pay on your next property purchase has you baulking, never fear. Many lenders – but not all – allow borrowers to roll their stamp duty costs into their home loan.
Doing so might ease the financial strain on a borrower at the time of their property purchase. However, it will also see them paying more interest than they otherwise would have, thereby increasing the cost of the tax - and their home loan - over the long term.
As well, adding stamp duty costs into your home loan could increase your loan-to-value ratio (LVR), potentially making you ineligible for a lower interest rate home loan or forcing you to pay lenders mortgage insurance (LMI). In some cases, LMI might be no cheaper than stamp duty, so tread carefully.
