Stamp Duty Australia 2026: Costs, Calculations & Exemptions

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.

Key Takeaways

• Stamp duty is set by state and territory governments, not the ATO — rates, thresholds, and concessions vary significantly across all eight jurisdictions.
• The taxable amount (called "dutiable value") is the higher of your contract price or the property's market value. Pay below market with a family member? The government will use market value.
• Most states offer full stamp duty exemptions for first home buyers under a price threshold — $800,000 in NSW, $700,000 for established homes in QLD, up to $1,020,000 in the ACT.
• Foreign buyers pay a surcharge on top of standard duty — ranging from 7% (WA, SA) to 9% (NSW) of the full dutiable value.
• Time-limited concessions in Tasmania, Victoria, and WA expire mid-2026 — if you're close to eligibility, the contract date matters enormously.

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:

1. Find the bracket your dutiable value falls into.
2. Apply the fixed base amount for that bracket.
3. Apply the marginal rate only to the portion above the bracket's starting threshold.
4. 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.

WA calculates "per $100" by dividing the taxable amount by 100 before applying the rate. Always check your state's rounding rules — they can shift the final number slightly.

State-by-State Stamp Duty Rates 2026

Quick Reference: First Home Buyer Relief & Foreign Surcharges

Dutiable value is the higher of contract price or market value. Rules differ by jurisdiction.

New South Wales (NSW)

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)

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 $50,000 in standard duty before any concessions.

Queensland (QLD)

That unlimited FHB exemption on new builds is genuinely significant. If you're a first home buyer in QLD building a $900,000 house-and-land package, you could save around $30,000 in stamp duty alone — on top of any grant.

Western Australia (WA)

WA quietly expanded its FHB thresholds in March 2025 — and they're now some of the more generous in the country for a first home buyer on a modest budget. The off-the-plan concession is also worth acting on before it closes June 30, 2026.

South Australia (SA)

SA's FHB exemption is only for new homes — 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.

Tasmania (TAS)

That June 30, 2026 deadline on the established home exemption is the one to watch in Tassie. If you're mid-purchase and close to settlement, a delay that pushes your contract date past June 30 could cost you a substantial amount. Get this sorted with your conveyancer early.

Australian Capital Territory (ACT)

The ACT has the most generous FHB threshold in the country — $1,020,000 — and charges no foreign purchaser surcharge at all. It's genuinely attractive for buyers who meet the income test.

Northern Territory (NT)

The NT uses a quadratic formula for properties under $525,000 — which is unusual. If you're calculating manually, double-check your maths or use the NT revenue office calculator. And there's no stamp duty exemption for first home buyers here, though the grant programs can offset some of that gap.

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 the thresholds are strict. In NSW, the difference between paying $800,000 and $801,000 is the difference between $0 in duty and several thousand dollars. That's not an exaggeration. Run your numbers both ways if you're near a threshold boundary.

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 concession runs until October 2026. WA's closes June 30, 2026. Both reduce the dutiable value based on construction that hasn't been completed yet — which can save tens of thousands. But you need to keep 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

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 $30,000-plus can come down to your contract date, your property type, your residency status, or whether you're buying in Perth or Brisbane. So before you sign anything, run the numbers. 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.