Stamp duty is one of those costs that catches people off guard. It's not small. Depending on where you buy and how much you pay, it can run anywhere from zero dollars — if you're an eligible first home buyer — to well over $100,000 on a prestige property. It's a state and territory tax on property transfers, calculated on the higher of your contract price or market value, and every state plays by slightly different rules.
How to Calculate Stamp Duty (The Manual Method)
You can work this out yourself before you speak to a conveyancer. Here's how it's done step by step.
Step 1: Pin Down Your Purchase Details
Before you touch a rate table, know exactly what you're working with.
- Property type — established home, new build, vacant land, off-the-plan or commercial?
- Buyer type — owner-occupier, first home buyer, investor or foreign purchaser?
- Contract date — this one matters more than people realise. Some concessions hinge on whether you signed before or after a specific date.
Step 2: Find Your Dutiable Value
The government taxes the higher of the contract price or market value. That's your dutiable value — the number everything else flows from.
If you're buying from a family member or in any non-arm's-length deal, expect the revenue office to require an independent valuation. And check whether GST needs to be included — it does in some states.
Step 3: Find the Right Rate Schedule
Each state has its own duty schedule. Residential property, vacant land and commercial property can all have different rates — even within the same state. Make sure you're reading the right table.
Step 4: Apply the Tiered Rates
Stamp duty is progressive, like income tax. Here's the logic:
- Find the bracket your dutiable value falls into.
- Apply the fixed base amount for that bracket.
- Apply the marginal rate only to the portion above the bracket's starting threshold.
- Add both figures together. That's your base duty.
Step 5: Apply Concessions and Exemptions
This is where the bill can drop dramatically.
- First home buyer? Apply the correct threshold and taper for your state.
- Buying off-the-plan? Some states reduce the dutiable value by subtracting un-incurred construction costs.
- Pensioner, downsizer or person with a disability? Check whether your state has specific concessions.
Step 6: Add Any Surcharges
If you're a foreign purchaser, add the foreign purchaser surcharge on top of your post-concession base duty. It's a percentage of the entire dutiable value — not just the marginal portion.
Step 7: Cross-Check with the State Calculator
Always verify your manual figure against your state revenue office's official online calculator. Common mistakes: using investor rates when you meant owner-occupier, getting the contract date wrong for a time-limited concession or forgetting the market value rule.
Worked Example: $750,000 Established Home in WA
Let's make it concrete. This uses Western Australia's rates for a standard owner-occupier — not a first home buyer.
| Calculation Step | Detail | Result |
|---|---|---|
| Dutiable Value | $750,000 | — |
| Buyer Type | Owner-Occupier (not FHB) | — |
| Bracket | $725,001 and above | — |
| Base Duty (fixed amount) | For properties over $725,000 | $28,453.00 |
| Amount Above Threshold | $750,000 - $725,000 | $25,000 |
| Marginal Rate | $5.15 per $100 on $25,000 | $1,287.50 |
| Total Stamp Duty Payable | $28,453 + $1,287.50 | $29,740.50 |
WA's scale reads "$5.15 per $100 or part thereof" above $725,000, so the excess is rounded up to the next whole $100 before the rate is applied. Here the excess is exactly $25,000, so rounding makes no difference — but on a price like $750,050 it does, and every state except Victoria works the same stepped way. Victoria alone states its scale as straight percentages. Our Stamp Duty Calculator applies each state's own rounding rule and returns $29,740.50 for this scenario.
Source: WA Department of Treasury and Finance — transfer duty assessment, read 13 August 2026.
It opens on the example above. Change the state and watch one price produce a different answer in each — that comparison is what the tables below make hardest, because every state writes its scale in its own shape. Tick the first home buyer box to see what eligibility is worth where you are buying.
Work it out for yourself
What will stamp duty cost you?
Stamp duty
$29,740.50
4.0% of the price, on the WA general transfer duty.
Uses the same engine as the Stamp Duty Calculator. Duty is charged on the higher of the contract price or market value, and eligibility rules for concessions differ by state — the tables above set out what each one requires.
State-by-State Stamp Duty Rates 2026
Quick Reference: First Home Buyer Relief & Foreign Surcharges
| State/Territory | FHB Full Exemption (Home) | FHB Concession Range (Home) | Notes | Foreign Surcharge |
|---|---|---|---|---|
| NSW | Up to $800,000 | $800,001 – under $1,000,000 | Land: $350k exemption, concession to under $450k | 9% |
| VIC | Up to $600,000 | $600,001 – $750,000 | New homes, established homes and vacant land all qualify | 8% |
| QLD | Effectively up to $700,000 (established) | Deduction phases out to nil at $800,000 (established) | New builds: full concession, no value cap, contracts from 1 May 2025 | 8% |
| WA | Up to $600,000 | $600,001 – $800,000 at $16.15 per $100 | Thresholds lifted again from 7 May 2026 (was $500,000) | 7% |
| SA | New homes, off-the-plan apartments and vacant land only | No property value cap | Seniors downsizing relief also live from 25 March 2026 | 7% |
| TAS | None currently | N/A | The $750,000 established-home exemption ended 30 June 2026 and was not extended | 8% |
| ACT | Any value, no cap | Not applicable — duty is nil | From 1 July 2026 both the income test and the value limit were removed | None on conveyance duty |
| NT | No broad FHB duty exemption | N/A | A house-and-land package exemption runs to 30 June 2027; grants may apply instead | None on conveyance duty |
Dutiable value is the higher of contract price or market value. Rules differ by jurisdiction. Every figure in this table was read from the issuing revenue office on 13 August 2026 — the per-state sections below carry the source URL for each one.
New South Wales (NSW)
NSW indexes its whole scale to CPI every 1 July, so these are the 2026-27 thresholds and they will move again next year.
| Dutiable value | Duty |
|---|---|
| $0 – $18,000 | $1.25 per $100 (minimum $20). |
| $18,001 – $38,000 | $225 + $1.50 per $100 over $18,000. |
| $38,001 – $103,000 | $525 + $1.75 per $100 over $38,000. |
| $103,001 – $387,000 | $1,662 + $3.50 per $100 over $103,000. |
| $387,001 – $1,290,000 | $11,602 + $4.50 per $100 over $387,000. |
| Over $1,290,000 | $52,237 + $5.50 per $100 over $1,290,000. |
| Premium duty (residential only) | Over $3,870,000: $194,137 + $7.00 per $100 over $3,870,000. |
| Feature | Detail |
|---|---|
| Dutiable Value | Greater of contract price or market value; valuations required for non-arm's-length transactions. |
| Rate year | Set by your contract date, or the transfer date if there is no contract. |
| FHB Full Exemption | Up to $800,000. |
| FHB Concession | Sliding scale above $800,000 and under $1,000,000. |
| FHB Vacant Land Exemption | Up to $350,000. |
| FHB Vacant Land Concession | Over $350,000 and under $450,000. |
| FHB Eligibility | At least one buyer an Australian citizen or permanent resident, never owned residential property in Australia, move in within 12 months of settlement and live there as your principal place of residence for at least 12 continuous months. |
| Foreign Surcharge | 9% of the dutiable value, in addition to transfer duty. |
Sources: Revenue NSW — calculate transfer duty and Revenue NSW — First Home Buyers Assistance Scheme, both read 13 August 2026.
On the standard scale a $600,000 purchase attracts $21,187 in duty: $11,602 plus $4.50 for each of the 2,130 hundreds above $387,000.
NSW has the highest foreign purchaser surcharge in the country at 9%. And that's applied to the full dutiable value — so on a $1.5M purchase, you're looking at an extra $135,000 before you've even factored in standard duty.
Victoria (VIC)
| Feature | Detail |
|---|---|
| Dutiable Value | Greater of price paid or market value, including GST; independent valuation for related-party transactions. |
| Up to $25,000 | 1.4% of dutiable value. |
| $25,001 – $130,000 | $350 + 2.4% over $25,000. |
| $130,001 – $960,000 | $2,870 + 6.0% over $130,000. |
| $960,001 – $2,000,000 | 5.5% of the whole dutiable value, not just the excess. |
| Over $2,000,000 | $110,000 + 6.5% over $2,000,000 (premium rate, from 1 July 2021). |
| Owner-occupier (PPR) scale | A separate, lower scale applies where the dutiable value is $550,000 or less: $18,370 + 6% over $440,000 in its top band. |
| FHB Full Exemption | Up to $600,000. |
| FHB Concession | Sliding scale from $600,001 to $750,000. |
| FHB Eligibility | 18+, an Australian citizen or permanent resident, buying at market value, living there as your principal place of residence for 12 continuous months within 12 months of settlement. New homes, established homes and vacant land all qualify. |
| Off-the-Plan Concession | Reduces dutiable value by subtracting construction costs incurred on or after the contract date. Contracts on or after 21 October 2024 and before 21 April 2027; available to all purchasers, including investors, companies and trusts. |
| Foreign Surcharge | 8% (from 1 July 2019). It is calculated on the dutiable value before the off-the-plan concession. |
Sources: SRO Victoria — non-PPR current rates, PPR current rates, first home buyer duty exemption or concession, strata apartments and townhouses temporary concession and foreign purchaser additional duty current rates, all read 13 August 2026.
Victoria's 6% marginal rate kicks in at $130,001 — which is relatively low. On a typical Melbourne purchase around $900,000, you're looking at roughly $49,070 in standard duty before any concessions. Watch the $960,000 boundary: above it the rate becomes 5.5% of the entire value, so duty jumps from $52,670 at $960,000 to $52,800.06 at $960,001.
Queensland (QLD)
| Feature | Detail |
|---|---|
| Dutiable Value | Greater of purchase price or market value; valuation rules for gifts, family transfers and transfers on trust. |
| Not more than $5,000 | Nil. |
| $5,001 – $75,000 | $1.50 per $100 (or part) over $5,000. |
| $75,001 – $540,000 | $1,050 + $3.50 per $100 (or part) over $75,000. |
| $540,001 – $1,000,000 | $17,325 + $4.50 per $100 (or part) over $540,000. |
| Over $1,000,000 | $38,025 + $5.75 per $100 (or part) over $1,000,000. |
| Home concession scale (owner-occupier, any buyer) | $1.00 per $100 to $350,000; $3,500 + $3.50 per $100 over $350,000; $10,150 + $4.50 per $100 over $540,000; $30,850 + $5.75 per $100 over $1,000,000. |
| FHB Established Homes Concession | A deduction of up to $17,350 off the home-concession duty, which cancels it entirely at $700,000, then phases out in $10,000 bands to nil at $800,000. Maximum saving quoted by QRO: $24,525. |
| FHB New Builds Concession | Full concession reducing duty to nil, with no value cap, for contracts dated 1 May 2025 or later. Duty still applies to any additional non-residential land. |
| FHB Eligibility | 18+, acquiring as an individual, never held an interest in a residence anywhere in the world, move in with your belongings and live there daily within 1 year of settlement (this cannot be extended). For transactions from 1 August 2026, you must also be an Australian citizen, permanent resident or specified foreign retiree. |
| First Home Owner Grant (FHOG) | $30,000, and the Queensland Government states the increased grant "will continue for eligible contracts signed from 1 July 2026 going forward". New homes only, valued at less than $750,000 including land. $15,000 is the other published rate. |
| Foreign Surcharge | 8% AFAD (additional foreign acquirer duty). |
Sources: QRO — transfer duty rates, QRO — concession rates, QRO — first home concession, QRO — first home (new home) concession, QRO — AFAD and Queensland Government — first home owner grant, all read 13 August 2026.
Note the QLD $700,000 figure is not a threshold written into the rules — it is where the arithmetic lands. Home-concession duty at $700,000 is exactly $17,350, which the maximum deduction wipes out precisely. At $710,000 duty is $2,185, and by $800,000 the deduction is gone.
That uncapped FHB concession on new builds is genuinely significant. If you're a first home buyer in QLD building a $900,000 house-and-land package, you save the $26,350 you would otherwise pay on the home concession scale — on top of any grant. (An investor on the general scale would pay $33,525 at the same price.)
Western Australia (WA)
| Feature | Detail |
|---|---|
| Dutiable Value | Contract consideration, unless unencumbered market value is higher. |
| Up to $120,000 | $1.90 per $100 (or part). |
| $120,001 – $150,000 | $2,280 + $2.85 per $100 over $120,000. |
| $150,001 – $360,000 | $3,135 + $3.80 per $100 over $150,000. |
| $360,001 – $725,000 | $11,115 + $4.75 per $100 over $360,000. |
| Over $725,000 | $28,453 + $5.15 per $100 over $725,000. |
| FHB Homes — no duty | Up to $600,000 for transactions with a commencement date on or after 7 May 2026 (it was $500,000 between 21 March 2025 and 6 May 2026). |
| FHB Homes — concessional rate | $600,001 – $800,000 at $16.15 per $100 (or part) above $600,000. Above $800,000 the general rate applies. |
| FHB Vacant Land — no duty | Up to $450,000, then $20.14 per $100 above $450,000 to $550,000. Above $550,000 the general rate applies. |
| FHB Eligibility | You must qualify for the WA first home owner grant, or would have qualified but for the value cap or the grant not covering established homes. Pre-approval before settlement matters — without it, duty is assessed at the general rate and you have to apply for a reassessment and refund. |
| Off-the-Plan Concession | Runs to 30 June 2028. Pre-construction contracts: 100% of the duty up to $800,000, tapering to 50% at $900,000 or more, capped at $50,000. Under-construction contracts: 75% up to $800,000, tapering to 37.5% at $900,000 or more, also capped at $50,000. (The $800,000/$900,000 bands apply to contracts entered from 12 March 2026; earlier contracts use $750,000/$850,000.) |
| Foreign Surcharge | 7% foreign buyers duty on residential property. |
Sources: WA Department of Treasury and Finance — transfer duty assessment, apply for an off-the-plan duty concession and about foreign buyers duty, all read 13 August 2026.
WA lifted its first home owner thresholds twice in fifteen months — to $500,000 in March 2025 and again to $600,000 from 7 May 2026 — and they're now some of the more generous in the country for a first home buyer on a modest budget. At $700,000 an eligible WA first home buyer pays $16,150, against $27,265 on the general scale. The off-the-plan concession was extended too, and now runs until 30 June 2028, not the mid-2026 deadline some guides still quote.
South Australia (SA)
| Feature | Detail |
|---|---|
| Dutiable Value | Generally the higher of contract price or market value. |
| Not more than $12,000 | $1.00 per $100 (or part). |
| $12,001 – $30,000 | $120 + $2.00 per $100 over $12,000. |
| $30,001 – $50,000 | $480 + $3.00 per $100 over $30,000. |
| $50,001 – $100,000 | $1,080 + $3.50 per $100 over $50,000. |
| $100,001 – $200,000 | $2,830 + $4.00 per $100 over $100,000. |
| $200,001 – $250,000 | $6,830 + $4.25 per $100 over $200,000. |
| $250,001 – $300,000 | $8,955 + $4.75 per $100 over $250,000. |
| $300,001 – $500,000 | $11,330 + $5.00 per $100 over $300,000. |
| Over $500,000 | $21,330 + $5.50 per $100 over $500,000. |
| FHB Relief | Full stamp duty relief with no property value cap for contracts entered on or after 13 February 2025. It covers a new home, an off-the-plan apartment or vacant land you intend to build your home on — not an established home. |
| Seniors Downsizing Relief | Live, not proposed. For contracts entered on or after 25 March 2026: full relief where the replacement property is a new home or off-the-plan apartment valued at $2 million or less, or vacant land at $1.2 million or less, with partial relief to $2.1 million and $1.3 million respectively. You must be 60+, sell your principal place of residence and downsize to a smaller land size. |
| FHB Eligibility | Occupy the new home as your principal place of residence for a continuous period of at least 6 months, starting within 12 months of settlement (or within 12 months of lawful occupancy, or 36 months from settlement, whichever comes first, for vacant land). |
| Foreign Surcharge | 7% foreign ownership surcharge on the value of the interest in residential land. First home buyer relief is not applied to the surcharge for contracts from 13 February 2025. |
Sources: RevenueSA — rate of stamp duty, stamp duty relief available for eligible first home buyers, seniors downsizing stamp duty relief and foreign ownership surcharge, all read 13 August 2026.
SA's FHB relief is only for new builds, off-the-plan apartments and vacant land — there's no equivalent relief if you're buying established. But for those buying new, no price cap is a big deal. Just make sure you meet the occupancy rules or you'll be asked to repay. And note the surcharge carve-out: a foreign first home buyer still pays the 7%.
Tasmania (TAS)
These rates apply to transfers on or after 21 October 2013.
| Feature | Detail |
|---|---|
| Dutiable Value | Greater of contract price or market value, including chattels. |
| Not more than $3,000 | $50. |
| $3,001 – $25,000 | $50 + $1.75 per $100 (or part) over $3,000. |
| $25,001 – $75,000 | $435 + $2.25 per $100 (or part) over $25,000. |
| $75,001 – $200,000 | $1,560 + $3.50 per $100 (or part) over $75,000. |
| $200,001 – $375,000 | $5,935 + $4.00 per $100 (or part) over $200,000. |
| $375,001 – $725,000 | $12,935 + $4.25 per $100 (or part) over $375,000. |
| Over $725,000 | $27,810 + $4.50 per $100 (or part) over $725,000. |
| FHB Exemption | None currently. The 100% exemption on established homes up to $750,000 applied to transactions settling between 18 February 2024 and 30 June 2026 inclusive and is expressly "not available for transactions settling after 30 June 2026". |
| Pensioner Downsizing Concession | Also closed. The 50% concession required the sale of your former home to settle on or before 30 June 2025. |
| First Home Owner Grant | $20,000 for transactions commencing between 1 July 2026 and 30 June 2027 (it was $30,000 for 1 July 2025 to 30 June 2026). New homes only. Occupy for a continuous period of at least six months, starting within 12 months of completion. |
| Foreign Surcharge | 8% of the dutiable value of residential property (1.5% for primary production property). |
Sources: SRO Tasmania — rates of duty, first home buyers of established homes duty relief, pensioners downsizing to a new home duty concession, first home owner grant eligibility and rates of surcharge, all read 13 August 2026.
That established home exemption in Tassie ended 30 June 2026 and, per the State Revenue Office's own page, has not been extended. If your transaction settles after that date, this particular exemption no longer applies — and the pensioner downsizing concession closed a year earlier, so don't count on that either. A Tasmanian first home buyer's remaining support is the $20,000 grant on a new home.
Australian Capital Territory (ACT)
The ACT runs two conveyance duty scales for non-commercial property, split by whether the transaction is an "eligible owner occupier transaction". Both are current for transactions on or after 1 July 2025.
| Feature | Detail |
|---|---|
| Dutiable Value | Greater of contract price or market value. |
| Owner-occupier scale | $0.28 per $100 to $260,000; $728 + $2.20 over $260,000; $1,608 + $3.40 over $300,000; $8,408 + $4.32 over $500,000; $19,208 + $5.90 over $750,000; $33,958 + $6.40 over $1,000,000; a flat $4.54 per $100 of the total value above $1,455,000. |
| Non-owner-occupier scale | $1.20 per $100 to $200,000; $2,400 + $2.20 over $200,000; $4,600 + $3.40 over $300,000; $11,400 + $4.32 over $500,000; $22,200 + $5.90 over $750,000; $36,950 + $6.40 over $1,000,000; a flat $4.54 per $100 of the total value above $1,455,000. |
| Home Buyer Concession Scheme | From 1 July 2026 an eligible buyer is exempt from conveyance duty, with no income threshold and no property value limit — both were removed. New homes, established homes and vacant residential land all qualify. |
| HBCS Eligibility | An individual 18 or over; you and your domestic partner must not have owned or held an interest in any other property in the last 5 years (anywhere in the ACT, Australia or overseas); and at least one buyer must own and live in the home as their principal place of residence continuously for at least one year, starting within one year of settlement. |
| Off-the-Plan Unit Exemption | For contracts exchanged from 1 July 2026 there is no duty on an off-the-plan unit owner-occupier purchase, with no property value requirement. For 1 July 2025 to 30 June 2026 the same exemption applied only at $1,020,000 or less. |
| Foreign Surcharge | None on conveyance duty. |
Sources: ACT Revenue Office — conveyance duty for non-commercial property, about the Home Buyer Concession Scheme and off the plan unit duty exemption, all read 13 August 2026.
The ACT is now the most generous jurisdiction in the country for a first home buyer, and by a wide margin: since 1 July 2026 there is no value cap and no income test at all, so an eligible Canberra buyer pays $0 in conveyance duty whatever they spend. If you read a guide quoting a $1,020,000 ACT cap or a $250,000 income limit, it is describing the rules that ended 30 June 2026. The catch is the prior-property test — five years, not "never owned".
Northern Territory (NT)
| Feature | Detail |
|---|---|
| Dutiable Value | Greater of contract price or market value. |
| Not more than $525,000 | Formula: if V = dutiable value / 1,000, then Duty = (0.06571441 × V²) + 15V. |
| Over $525,000 and under $3,000,000 | 4.95% of the whole dutiable value. |
| $3,000,000 and under $5,000,000 | 5.75% of the whole dutiable value. |
| $5,000,000 or more | 5.95% of the whole dutiable value. |
| FHB Exemption | No broad stamp duty exemption for first home buyers. |
| House and Land Package Exemption | Available for eligible house-and-land contracts signed between 1 July 2022 and 30 June 2027. |
| HomeGrown Territory Grant | $50,000 for a first home buyer building or buying a new home, with no cap on the build or purchase price. Contract must be signed between 1 October 2024 and 30 September 2027, and claimed by 30 September 2028. It replaced the $10,000 First Home Owner Grant. |
| Foreign Surcharge | None on conveyance duty. |
Sources: Stamp Duty Act 1978 (NT), Schedule 1 clause 1(2), consolidated text as in force at 1 July 2025, read 13 August 2026; Territory Revenue Office — stamp duty and NT Government — buying or building a new home, both read 13 August 2026.
The NT uses a quadratic formula for properties up to $525,000 — which is unusual — and above that threshold it switches to a flat percentage of the entire value, not of the excess. That is a genuine trap for anyone reading the scale as a normal marginal table — there is no base amount to add. The two limbs are calibrated to meet almost exactly at the boundary: the formula gives $25,987.53 at $525,000, and the flat 4.95% gives $25,987.55 at $525,001. If you're calculating manually, double-check your maths or use the Territory Revenue Office calculator. There's no first home buyer duty exemption here, though the $50,000 HomeGrown grant more than offsets that gap for a new build.
Legal Ways to Cut Your Stamp Duty Bill
Maximise First Home Buyer Relief
The schemes differ between established homes, vacant land and new builds — and it pays to know which thresholds are cliffs and which are ramps. NSW is a ramp: at $800,000 an eligible first home buyer pays $0, and at $801,000 they pay about $196, because the concession tapers smoothly by the fraction of the way from $800,000 to $1,000,000. QLD is closer to a cliff at the top end — the deduction is gone the moment the price reaches $800,000. Run your numbers both ways if you're near a boundary rather than assuming the worst.
You also need to actually move in. Every state requires you to occupy the property as your principal place of residence within a set period — often within 12 months, for a minimum continuous period. Rent it out first and you risk repaying the full duty amount.
Use Off-the-Plan Concessions Before They Expire
Victoria's temporary concession now runs to 21 April 2027, and WA's to 30 June 2028. They work differently: Victoria lets you deduct construction costs incurred on or after the contract date from the dutiable value, while WA discounts the duty itself by a percentage, capped at $50,000. Either way you need paperwork proving the construction stage at contract date.
Don't Get Caught by the Market Value Rule
If you're buying from family or in any related-party transaction, the revenue office will use market value — not what you paid. Have comparable sales data ready if you think there's any chance your contract price looks artificially low.
Budget for Foreign Surcharges Before You Bid
A 7–9% surcharge on the full dutiable value isn't a rounding error. On a $1,000,000 property in NSW, that's $90,000 extra. Know your surcharge liability before you make an offer — and check whether your visa type or residency status affects your classification.
Common Mistakes That Blow Budgets
| Mistake | Consequence |
|---|---|
| Using investor rates by mistake | Penalties and repayment of concession if you applied for owner-occupier rates but rent out immediately. |
| Ignoring market value | Revenue office uses the higher market value if your contract price looks too low — you'll owe more duty. |
| Missing a deadline | Signing after a concession has expired (Tasmania's FHB exemption on established homes ended 30 June 2026) can cost tens of thousands. |
| Assuming relief is automatic | You can be required to repay duty if you don't meet strict move-in and occupancy rules. |
| Forgetting the surcharge | An unexpected 7–9% addition to your total costs if you're a foreign purchaser and haven't accounted for it. |
Frequently Asked Questions
The Bottom Line
Stamp duty isn't one tax — it's eight different taxes, each with its own rules, thresholds and time-sensitive concessions. The gap between paying nothing and paying $40,000-plus can come down to your contract date, your property type, your residency status or whether you're buying in Canberra or Melbourne. So before you sign anything, run the numbers.
Every rate, threshold and concession on this page was read directly from the issuing revenue office or governing Act on 13 August 2026, with the source linked beside each state's table. These rules change often — NSW reindexes every 1 July, WA moved its first home thresholds twice in fifteen months and the ACT rewrote its whole concession from 1 July 2026 — so check the date on any guide you read, including this one. Use the state breakdowns above, verify with your revenue office's online calculator and talk to your conveyancer about any concessions you might qualify for. The savings are real — but only if you claim them correctly. Our Stamp Duty Calculator covers every state and includes first home buyer concessions.