Stamp duty in 2026: how much you will pay to buy in every Australian state

If you are planning to buy a home in 2026, stamp duty is likely to be your single biggest upfront cost after the deposit. In some states, it can add tens of thousands of dollars to your purchase price—and in high-value markets like Sydney and Melbourne, the bill can exceed $50,000 for a median-priced home.

This guide breaks down exactly how much stamp duty you will pay in every Australian state and territory in 2026, based on current thresholds and rates. Whether you are a first home buyer, an investor, or an owner-occupier upgrading, these numbers will help you budget realistically.

How stamp duty is calculated

Stamp duty (officially called transfer duty in most states) is a tax levied by state and territory governments when you buy property. It is calculated on the property’s dutiable value—typically the purchase price or market value, whichever is higher.

Each state uses a sliding scale of marginal rates. The more expensive the property, the higher the rate on the portion above each threshold. Some states also offer concessions for first home buyers, principal place of residence purchases, or off-the-plan contracts.

All figures in this article are for 2026 financial year rates and thresholds, assuming no major legislative changes after July 2025. Always verify with your state’s revenue office before settlement.

New South Wales (NSW)

NSW has the highest stamp duty rates in the country for premium properties. For a $1 million home in Sydney, you can expect to pay around $40,000 in stamp duty.

2026 rates for owner-occupiers (principal place of residence):

• Up to $350,000: $1,235
• $350,001 to $450,000: $1,235 plus 4.5% of the amount over $350,000
• $450,001 to $650,000: $5,735 plus 5.5% of the amount over $450,000
• $650,001 to $1,000,000: $16,735 plus 6.5% of the amount over $650,000
• $1,000,001 to $3,000,000: $39,485 plus 7.5% of the amount over $1,000,000
• Over $3,000,000: $189,485 plus 8.0% of the amount over $3,000,000

Investor rates are slightly higher—add 0.5% to each marginal rate above $350,000. For a $1.5 million investment property, stamp duty is approximately $74,000.

First home buyer concessions: Fully exempt for properties under $650,000. Reduced rates apply between $650,000 and $800,000. No stamp duty for eligible first home buyers buying new homes under $1 million (temporary scheme extended to mid-2026).

Example: Buying a $950,000 home in Sydney as an owner-occupier: $16,735 + 6.5% × ($950,000 – $650,000) = $16,735 + $19,500 = $36,235.

Victoria (VIC)

Victoria’s stamp duty is also high, but the state offers a generous first home buyer exemption for properties under $600,000 and a concession up to $750,000.

2026 rates (principal place of residence):

• Up to $25,000: 1.4% of the value
• $25,001 to $130,000: $350 plus 2.4% of the amount over $25,000
• $130,001 to $960,000: $2,870 plus 6.0% of the amount over $130,000
• $960,001 to $2,000,000: $52,670 plus 6.5% of the amount over $960,000
• Over $2,000,000: $120,170 plus 7.0% of the amount over $2,000,000

Investor rates are the same as owner-occupier rates in Victoria—no surcharge for investors (though land tax may apply later).

First home buyer concessions: No stamp duty for properties up to $600,000. Concessions apply from $600,001 to $750,000. Must be a first home buyer and live in the property for at least 12 months.

Example: Buying a $700,000 home in Melbourne as a first home buyer: If eligible, you pay around $11,000 in stamp duty (concession applied). For an owner-occupier paying full rate: $2,870 + 6.0% × ($700,000 – $130,000) = $2,870 + $34,200 = $37,070.

Queensland (QLD)

Queensland has relatively lower stamp duty compared to NSW and VIC, especially for properties under $1 million. The state also offers a generous first home buyer concession.

2026 rates (all buyers):

• Up to $5,000: $0
• $5,001 to $75,000: 1.5% of the value
• $75,001 to $540,000: $1,050 plus 3.5% of the amount over $75,000
• $540,001 to $1,000,000: $17,325 plus 4.5% of the amount over $540,000
• Over $1,000,000: $38,025 plus 5.75% of the amount over $1,000,000

First home buyer concessions: No stamp duty for properties under $500,000. Concessions apply up to $550,000. Must be a first home buyer and live in the property for at least 12 months.

Example: Buying a $600,000 home in Brisbane as an owner-occupier: $17,325 + 4.5% × ($600,000 – $540,000) = $17,325 + $2,700 = $20,025.

Western Australia (WA)

WA has the lowest stamp duty among the major states for median-priced homes. The state also offers a generous first home buyer grant and stamp duty exemption.

2026 rates (all buyers):

• Up to $120,000: 1.5% of the value
• $120,001 to $150,000: $1,800 plus 2.75% of the amount over $120,000
• $150,001 to $360,000: $2,625 plus 3.5% of the amount over $150,000
• $360,001 to $725,000: $9,975 plus 4.5% of the amount over $360,000
• Over $725,000: $26,400 plus 5.5% of the amount over $725,000

First home buyer concessions: No stamp duty for properties under $430,000. Concessions apply up to $530,000. Also eligible for the First Home Owner Grant ($10,000 for new homes under $430,000).

Example: Buying a $500,000 home in Perth as an owner-occupier: $9,975 + 4.5% × ($500,000 – $360,000) = $9,975 + $6,300 = $16,275.

South Australia (SA)

South Australia’s stamp duty is moderate, with a flat rate for properties over $500,000. The state also offers a stamp duty concession for first home buyers.

2026 rates (all buyers):

• Up to $12,000: $0
• $12,001 to $30,000: 1.0% of the value
• $30,001 to $50,000: $180 plus 2.0% of the amount over $30,000
• $50,001 to $100,000: $580 plus 3.0% of the amount over $50,000
• $100,001 to $200,000: $2,080 plus 4.0% of the amount over $100,000
• $200,001 to $250,000: $6,080 plus 4.5% of the amount over $200,000
• $250,001 to $300,000: $8,330 plus 5.0% of the amount over $250,000
• $300,001 to $500,000: $10,830 plus 5.5% of the amount over $300,000
• Over $500,000: $21,830 plus 6.5% of the amount over $500,000

First home buyer concessions: Full exemption for properties under $150,000. Reduced rates apply up to $250,000. Must be a first home buyer and live in the property.

Example: Buying a $450,000 home in Adelaide as an owner-occupier: $10,830 + 5.5% × ($450,000 – $300,000) = $10,830 + $8,250 = $19,080.

Tasmania (TAS)

Tasmania’s stamp duty is similar to South Australia’s, with a slightly lower top marginal rate.

2026 rates (all buyers):

• Up to $25,000: 1.5% of the value
• $25,001 to $75,000: $375 plus 2.5% of the amount over $25,000
• $75,001 to $200,000: $1,625 plus 3.5% of the amount over $75,000
• $200,001 to $375,000: $6,000 plus 4.5% of the amount over $200,000
• $375,001 to $725,000: $13,875 plus 5.5% of the amount over $375,000
• Over $725,000: $33,125 plus 6.5% of the amount over $725,000

First home buyer concessions: No stamp duty for properties under $200,000. Concessions apply up to $300,000. Must be a first home buyer and live in the property.

Example: Buying a $500,000 home in Hobart as an owner-occupier: $13,875 + 5.5% × ($500,000 – $375,000) = $13,875 + $6,875 = $20,750.

Australian Capital Territory (ACT)

The ACT uses a unique system based on the unimproved land value (land tax component) plus a conveyance duty on the total property value. Rates are moderate for lower-value properties but climb quickly.

2026 conveyance duty rates (total property value):

• Up to $200,000: $0
• $200,001 to $300,000: $1,000
• $300,001 to $500,000: $2,500
• $500,001 to $750,000: $5,000
• $750,001 to $1,000,000: $10,000
• $1,000,001 to $1,500,000: $20,000
• Over $1,500,000: $30,000

First home buyer concessions: No stamp duty for properties under $500,000 (total value). Concessions apply up to $600,000. Must be a first home buyer.

Example: Buying a $750,000 home in Canberra: $10,000 in conveyance duty.

Northern Territory (NT)

The NT has the lowest stamp duty in Australia, with a flat rate of 2.5% for properties over $525,000. First home buyers are fully exempt up to $600,000.

2026 rates (all buyers):

• Up to $525,000: 0% (no stamp duty)
• $525,001 to $3,000,000: 2.5% of the full value
• Over $3,000,000: $75,000 plus 2.5% of the amount over $3,000,000

First home buyer concessions: No stamp duty for properties up to $600,000. Must be a first home buyer and live in the property for at least 12 months.

Example: Buying a $500,000 home in Darwin: $0 stamp duty. Buying a $700,000 home: 2.5% × $700,000 = $17,500.

How to reduce your stamp duty bill

Stamp duty is not always a fixed cost. Depending on your situation and the state you are buying in, you may qualify for:

• First home buyer concessions: Most states offer full or partial exemptions for first home buyers on properties under a certain threshold (typically $500,000 to $800,000).
• Principal place of residence discounts: Some states (like NSW and VIC) offer lower rates for owner-occupiers compared to investors.
• Off-the-plan concessions: In VIC and NSW, buying off-the-plan can reduce stamp duty because it is calculated on the land value (which is lower) rather than the full contract price.
• Regional concessions: Some states offer additional discounts for buying in regional areas (e.g., VIC’s regional first home buyer boost).

For more detailed information on concessions, see our guide: Stamp duty concessions in NSW, VIC, and QLD.

FAQ

Q: Is stamp duty tax deductible for investors? A: No, stamp duty is not tax deductible in the year you buy. However, it is added to the cost base of the property for capital gains tax purposes when you sell. This means it reduces your capital gain (or increases your capital loss) at the time of sale.

Q: Can I add stamp duty to my home loan? A: Some lenders allow you to borrow an additional amount to cover stamp duty, but this is not standard. Most lenders require you to pay stamp duty from your own savings. If you do borrow for stamp duty, it will increase your loan-to-value ratio (LVR) and may require lenders mortgage insurance (LMI).

Q: How do I know if I qualify for a first home buyer concession? A: Each state has its own eligibility criteria. Generally, you must be a first home buyer (never owned property before), intend to live in the property for at least 6–12 months, and the property must be below a certain price threshold. Check your state’s revenue office website for full details.

Q: What happens if I buy a property and then sell it quickly? Do I get stamp duty back? A: No, stamp duty is a one-time tax payable at settlement. It is not refundable if you sell the property soon after purchase. However, if you are an investor and you sell at a loss, the stamp duty may increase your capital loss for tax purposes.

Q: Are there any states where stamp duty is being phased out? A: The ACT is gradually replacing stamp duty with a broad-based land tax over 20 years (started in 2012). NSW has considered similar reforms but has not implemented them as of 2026. No other state has announced a phase-out.

Sources

• NSW Revenue: https://www.revenue.nsw.gov.au
• State Revenue Office Victoria: https://www.sro.vic.gov.au
• Queensland Revenue Office: https://www.qro.qld.gov.au
• WA Department of Finance: https://www.finance.wa.gov.au
• RevenueSA: https://www.revenuesa.sa.gov.au
• Tasmanian Revenue: https://www.sro.tas.gov.au
• ACT Revenue Office: https://www.revenue.act.gov.au
• NT Revenue: https://www.revenue.nt.gov.au

Next steps

Stamp duty is just one of many costs you need to budget for when buying a home. For a full breakdown of all upfront and ongoing costs, read our guide: Hidden costs of buying a home in Australia.

To estimate your exact stamp duty for any property in Australia, use our free stamp duty calculator. It covers all states and territories, including first home buyer concessions and investor rates.

Calculate your stamp duty now