Stamp duty is one of the biggest upfront costs of buying property in Australia — and it varies dramatically by state. Here's everything you need to know before you buy.
Stamp duty (officially called "transfer duty" in most states) is a state government tax on property transactions. It's calculated on the purchase price or market value of the property, whichever is higher. It's typically due at settlement.
| State | Owner-Occupier | First Home Buyer | Investor |
|---|---|---|---|
| NSW | $17,990 | $0 (under $800k) | $17,990 |
| VIC | $21,970 | $0 (under $600k) | $21,970 |
| QLD | $8,750 | $0 (under $550k) | $8,750 |
| WA | $17,765 | Concession available | $17,765 |
| SA | $21,330 | No exemption | $21,330 |
| TAS | $18,247 | 50% concession | $18,247 |
| ACT | $8,720 | $0 (income tested) | $8,720 |
| NT | $23,928 | Concession available | $23,928 |
Complete stamp duty exemption for properties up to $800,000. Concessions available up to $1,000,000. Must be a new or existing home you'll live in.
Full exemption for properties up to $600,000. Concessions for $600,001–$750,000. Property must be your principal place of residence.
Full concession for properties up to $550,000. Partial concession up to $600,000. Must move in within 1 year and live there for at least 1 year.
Stamp duty is generally due at settlement — the same day you take possession of the property. Your conveyancer or solicitor will arrange the payment to the state revenue office. In most states you cannot register the property transfer without paying stamp duty first.
Generally no — most lenders require stamp duty to be paid from your own funds (not borrowed). However some lenders will allow it to be included in the loan if your loan-to-value ratio (LVR) is low enough. Speak to your broker or lender about your specific situation.
Calculate Your Stamp Duty Now →For investment properties, stamp duty is not immediately deductible but can be added to your cost base and used to reduce capital gains tax when you sell. For owner-occupied properties, it is not deductible at all. Speak to your accountant for personalised advice.
In most states, you pay stamp duty on the contract price for off-the-plan properties, but some states offer concessions or allow you to defer payment until the property is complete. Rules vary significantly by state.
Non-residents and foreign investors pay an additional surcharge on top of regular stamp duty. Rates vary: NSW 8%, VIC 8%, QLD 7%, WA 7%. This significantly increases the purchase cost for foreign buyers.