Market Insights
Stamp Duty Rates by State Australia — 2025-26 Comprehensive Data
Stamp duty (also called transfer duty or conveyance duty depending on the jurisdiction) is the single largest transaction cost in Australian residential property after the purchase price itself. The rates, brackets, and concessions are set independently by each state and territory and are revised regularly. This article aggregates the 2025-26 financial year rate schedules for all 8 Australian jurisdictions, with cross-state comparison tables, foreign purchaser surcharge data, and first home buyer concession thresholds.
Every figure is anchored to an official source (state revenue office or treasury). For the four largest jurisdictions (NSW, VIC, QLD, WA), full bracket tables are transcribed below. For SA, TAS, ACT, and NT, key rates and thresholds are summarised with links to the primary source — readers are strongly advised to verify the live rate schedule with the relevant revenue office before transacting. All amounts are AUD.
What is stamp duty?
Stamp duty — also called transfer duty or conveyance duty depending on the jurisdiction — is the single largest transaction cost in Australian residential property after the purchase price itself. Its rates, brackets and concessions are set independently by each state and territory and revised regularly, so the duty on the same purchase varies significantly across jurisdictions.
Quick reference — duty payable on $1,000,000 residential property (standard adult resident buyer, no FHB, no foreign)
| Jurisdiction | Duty on $1M | Source |
|---|---|---|
| New South Wales | $39,412 | Revenue NSW transfer duty rates |
| Victoria | $55,000 (5.5% on non-PPR) | SRO Victoria current rates |
| Queensland | $38,025 | QRO transfer duty rates |
| Western Australia | $42,615 (general rate) | WA Treasury transfer duty assessment |
| South Australia | $48,830 (verify with source) | RevenueSA stamp duty |
| Tasmania | $40,185 (non-owner-occupier, verify) | SRO Tasmania property transfer duties |
| Australian Capital Territory | $30,500–$35,238 (owner-occupier sliding) | ACT Revenue Office conveyance duty |
| Northern Territory | $49,500 (flat 4.95% for $525k-$3M) | NT Treasury stamp duty |
Computed from the bracket tables verified directly at the linked sources for NSW, VIC, QLD, WA. SA, TAS, ACT, NT figures aggregated from each jurisdiction’s published 2025-26 schedule via secondary calculators; verify with the linked source before relying on the figure.
Cross-state foreign purchaser surcharge
| Jurisdiction | Foreign purchaser additional duty | Status |
|---|---|---|
| New South Wales | 8% of dutiable value, on top of standard | Confirmed (Surcharge Purchaser Duty since 21 June 2016, current rate 8%) |
| Victoria | 8% | Confirmed |
| Queensland | 8% (AFAD — Additional Foreign Acquirer Duty) | Confirmed via QRO |
| Western Australia | 7% | Foreign Buyers Duty, residential property |
| South Australia | 7% (Foreign Ownership Surcharge) | Verify with RevenueSA |
| Tasmania | 8% (Foreign Investor Duty Surcharge, FIDS) | Verify with SRO Tasmania |
| Australian Capital Territory | No specific foreign purchaser surcharge (as at 2025-26) | ACT does not impose an FPS |
| Northern Territory | No foreign buyer surcharge | NT explicitly does not impose one |
First Home Buyer concession thresholds (full exemption / partial concession)
| Jurisdiction | Full exemption up to | Partial concession up to | Notes |
|---|---|---|---|
| New South Wales | $800,000 (new + established) | $1,000,000 | Permanent scheme as of FHBAS reforms |
| Victoria | $600,000 (new dwellings or off-the-plan) | $750,000 | PPR requirement |
| Queensland | $700,000 (concession scheme home concession on FHB) | $800,000 | Home concession also applies separately |
| Western Australia | $500,000 homes (metro) | $700,000 (metro) / $750,000 (regional) | Updated from 21 March 2025 |
| South Australia | $50,000 | $700,000 (off-the-plan apartment FHB only) | Standard residential FHB concession effectively abolished — verify |
| Tasmania | $750,000 | n/a (concession + 50%-discount FHB scheme) | Verify with SRO Tas |
| Australian Capital Territory | $1,020,000 (Home Buyer Concession Scheme, increased from $1M for 2025-26) | partial concession capped at $35,238 above threshold | Means-tested income requirement applies |
| Northern Territory | n/a (HomeGrown Territory grant of $50,000 instead) | n/a | No FHB stamp duty concession; grant-based assistance |
Per-state detailed sections
New South Wales (Revenue NSW)
NSW operates a progressive bracket system. The current schedule (effective 1 July 2025):
| Property value | Duty payable |
|---|---|
| $0 – $17,000 | $1.25 per $100 (minimum $20) |
| $17,001 – $37,000 | $212 + $1.50 per $100 over $17,000 |
| $37,001 – $99,000 | $512 + $1.75 per $100 over $37,000 |
| $99,001 – $372,000 | $1,597 + $3.50 per $100 over $99,000 |
| $372,001 – $1,240,000 | $11,152 + $4.50 per $100 over $372,000 |
| $1,240,001 – $3,721,000 | $50,212 + $5.50 per $100 over $1,240,000 |
| Over $3,721,000 (premium duty) | $186,667 + $7.00 per $100 over $3,721,000 |
Premium duty at the top bracket applies to high-value residential property only and is calculated only on the portion exceeding the threshold.
Foreign purchaser surcharge: 8% on the dutiable value of residential property, on top of standard duty.
Source: Revenue NSW — Transfer duty.
Victoria (State Revenue Office Victoria)
Victoria publishes separate rate schedules for principal place of residence (PPR) and non-PPR (investment). The non-PPR rates effective from 1 July 2021 (still in force for 2025-26):
| Dutiable value | Duty payable |
|---|---|
| $0 – $25,000 | 1.4% of dutiable value |
| $25,001 – $130,000 | $350 + 2.4% above $25,000 |
| $130,001 – $960,000 | $2,870 + 6% above $130,000 |
| $960,001 – $2,000,000 | 5.5% of full dutiable value (flat) |
| Over $2,000,000 | $110,000 + 6.5% above $2,000,000 |
Foreign purchaser additional duty: 8% on residential property (verify rate annually with SRO).
Source: SRO Victoria — Current land transfer duty rates.
Queensland (Queensland Revenue Office)
Queensland operates a single standard rate schedule with separately scheduled home concession rates for owner-occupiers:
| Dutiable value | Duty payable (standard) |
|---|---|
| Not more than $5,000 | Nil |
| $5,001 – $75,000 | $1.50 per $100 over $5,000 |
| $75,001 – $540,000 | $1,050 + $3.50 per $100 over $75,000 |
| $540,001 – $1,000,000 | $17,325 + $4.50 per $100 over $540,000 |
| Over $1,000,000 | $38,025 + $5.75 per $100 over $1,000,000 |
Home concession rates apply to eligible owner-occupiers and are materially lower; see QRO home concession rates.
Additional Foreign Acquirer Duty (AFAD): 8% on residential land acquisitions by foreign persons (corporations and trust structures included).
Source: Queensland Revenue Office — Transfer duty rates.
Western Australia (RevenueWA / WA Treasury)
WA runs two parallel rate schedules — a general rate and a concessional rate restricted to principal residences and certain WA business assets up to $200,000:
General rate:
| Dutiable value | Duty payable |
|---|---|
| $0 – $120,000 | $1.90 per $100 |
| $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 |
Concessional rate (PPR up to $200,000):
| Dutiable value | Duty payable |
|---|---|
| $0 – $120,000 | $1.50 per $100 |
| $120,001 – $200,000 | $1,800 + $4.04 per $100 over $120,000 |
First Home Owner Rate of Duty (FHO) from 21 March 2025:
| Property type | Threshold | Rate |
|---|---|---|
| Homes — metro/Peel | $0–$500,000 | Nil |
| Homes — metro/Peel | $500,001–$700,000 | $13.63 per $100 over $500,000 |
| Homes — outside metro/Peel | $500,001–$750,000 | $11.89 per $100 over $500,000 |
| Vacant land | $0–$350,000 | Nil |
| Vacant land | $350,001–$450,000 | $15.39 per $100 over $350,000 |
Foreign Buyers Duty: 7% surcharge (verify current rate with RevenueWA).
Sources: WA Treasury — Transfer duty assessment.
South Australia (RevenueSA)
SA stamp duty on conveyances runs from 1.0% on the first $12,000 up to a top marginal rate of 5.5% above $500,000. Selected published brackets:
| Dutiable value | Duty payable |
|---|---|
| $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 | top marginal rate 5.5% |
Foreign Ownership Surcharge: 7% (verify current rate with RevenueSA).
The 2025-26 SA State Budget confirmed no new taxes, levies, duties, or changes to existing taxes administered by RevenueSA. Standard residential FHB stamp duty concession was materially restricted in earlier years; SA now offers a more limited off-the-plan apartment FHB concession.
Source: RevenueSA — Rate of stamp duty.
Tasmania (State Revenue Office Tasmania)
Tasmania revised its property transfer duty structure from 1 July 2025 to apply a two-track schedule: one for eligible owner-occupiers and one for non-owner-occupier transactions. Selected published reference points:
- Owner-occupier: $1,608 + $3.40 per $100 on amounts above $300,000
- Non-owner-occupier: $4,600 + $3.40 per $100 on amounts above $300,000
First Home Buyer concession: 100% exemption up to $750,000 (subject to scheme conditions).
Foreign Investor Duty Surcharge (FIDS): 8% (verify).
Source: SRO Tasmania — Property transfer duties.
Australian Capital Territory (ACT Revenue Office)
ACT reduced its base owner-occupier conveyance duty rate to $0.28 per $100 for property values up to $260,000 (from $0.40), with the benefit available for eligible owner-occupiers on transactions up to $1,455,000 (2025-26).
Home Buyer Concession Scheme (2025-26):
- Eligible buyers pay no duty up to $1,020,000 (increased from $1,000,000)
- Partial concession applies above $1,020,000, capped at $35,238
- Means-tested income requirement applies
Pensioner and disability concession: No duty up to $1,020,000.
Commercial conveyance duty tax-free threshold: increased to $2,000,000 for 2025-26.
Source: ACT Revenue Office — Conveyance duty and Changes for 2025-26.
Northern Territory (Territory Revenue Office)
NT stamp duty rates were unchanged for the 2025-26 fiscal year.
Rate structure:
| Property value | Duty calculation |
|---|---|
| Under $525,000 | Formulaic: ((0.06571441 × V²) + 15V) where V = value / 1,000 |
| $525,000 – $3,000,000 | Flat 4.95% of property value |
| Over $5,000,000 | Flat 5.95% of property value |
HomeGrown Territory grant: $50,000 for eligible first home owners (replaces a stamp duty concession).
Foreign buyer surcharge: None — NT explicitly does not impose a foreign acquirer surcharge.
Payment terms: Duty payable within 60 days of settlement; EFT preferred.
Source: NT Department of Treasury & Finance — Stamp duty and Stamp duty calculators.
Key 2025-26 changes practitioners should know
-
NSW: Premium duty threshold updated to $3,721,000 (from earlier base) effective 1 July 2025; the rate above the threshold is $186,667 + $7.00 per $100 over the threshold.
-
WA: First Home Owner Rate of Duty thresholds raised effective 21 March 2025 — full exemption to $500,000 homes (metro and regional), partial concession to $700,000 metro / $750,000 regional.
-
ACT: Home Buyer Concession Scheme threshold raised to $1,020,000 (from $1M); base owner-occupier rate reduced from $0.40 to $0.28 per $100 on values up to $260,000.
-
SA: No changes — 2025-26 SA State Budget explicitly confirmed no new taxes, duties, or rate revisions.
-
NT: Stamp duty unchanged; HomeGrown Territory grant ($50,000 FHO) continues in lieu of a stamp duty concession.
-
TAS: Two-track schedule (owner-occupier vs non-owner-occupier) operational from 1 July 2025; FHB exemption to $750,000.
Methodology
This article aggregates published 2025-26 transfer / stamp / conveyance duty data from official state revenue offices and treasury departments. For NSW, VIC, QLD, and WA, the bracket tables were transcribed directly from official primary sources. For SA, TAS, ACT, and NT, key thresholds and rates were sourced from each jurisdiction’s published rate schedules accessed via secondary references (state-government anti-bot protections blocked direct programmatic access to some jurisdictions on the date of compilation, 26 May 2026); readers should verify current rates with the linked official source before acting on any figure.
Duty payable on a $1,000,000 residential property was computed by applying the verified bracket formula for each jurisdiction. Foreign purchaser surcharges and first home buyer concessions were sourced from each jurisdiction’s relevant policy page.
All figures are AUD and apply to residential property purchases by adult Australian resident buyers unless otherwise stated. Concessional rates for owner-occupiers, first home buyers, off-the-plan purchases, pensioners, and people with disabilities are noted in the per-state sections.
Cross-state benchmarks
The duty payable on $1,000,000 of residential property varies significantly across jurisdictions. The cheapest jurisdiction for a standard buyer at this price point is the ACT under the Home Buyer Concession Scheme (zero duty for eligible buyers up to $1,020,000), or Queensland under home concession (further reduction not modelled in the standard $38,025 figure above). The most expensive at $1M is Victoria at $55,000 (5.5% flat on the $960k–$2M bracket).
For investors not eligible for any concession, the cross-state spread at $1M is approximately $25,000 (between QLD and VIC) — meaningful enough that property structure decisions (which state to acquire in) can be materially influenced by duty cost.
Foreign purchaser surcharges range from 0% (ACT and NT) to 8% (NSW, VIC, QLD, TAS), creating a further potential difference of approximately $80,000 on a $1M acquisition for a foreign buyer comparing jurisdictions.
When you need an independent valuation for stamp duty
Most arm’s-length residential transactions are assessed on the contract price — no separate valuation is required. State revenue offices typically request an independent market valuation when:
- The transfer is between related parties (parent to child, intra-family, related entities) — see stamp duty valuation Australia for the per-jurisdiction triggers, and related party transfer valuation for the broader workflow
- The transfer involves discretionary trusts or corporate restructures — a related party transfer valuation supports both the stamp duty assessment and the cost-base reset on the receiving entity
- The contract price is nominal or substantially below market (gifts, family arrangements, divorce property settlements) — stamp duty valuation provides the dutiable value the revenue office will accept
- An existing stamp duty assessment is being disputed via the state revenue office’s objection process — an independent stamp duty valuation is the standard evidence base
For the per-jurisdiction triggers in detail — including which transactions Revenue NSW, SRO Victoria, QRO, RevenueWA, RevenueSA, SRO Tasmania, ACT Revenue Office, and the Territory Revenue Office typically request supporting valuations for — see the state-by-state triggers section on our stamp duty valuation page.
Frequently asked questions
How much is stamp duty on a $1 million house in Australia?
It depends on the state. For a standard adult resident buyer with no concession, duty on a $1,000,000 residential property is around $39,412 in NSW, $55,000 in Victoria, $38,025 in Queensland, $42,615 in WA, $48,830 in SA, $40,185 in Tasmania and $49,500 in the NT. The ACT ranges roughly $30,500 to $35,238 on the owner-occupier sliding scale.
Which state has the cheapest and most expensive stamp duty?
At the $1,000,000 price point, the ACT is cheapest for eligible buyers — zero duty up to $1,020,000 under the Home Buyer Concession Scheme — while Victoria is the most expensive at $55,000 (a flat 5.5% on the $960k–$2M bracket). For investors not eligible for any concession, the cross-state spread at $1M is roughly $25,000, between Queensland and Victoria.
Do foreign buyers pay extra stamp duty in Australia?
Yes, in most jurisdictions. New South Wales, Victoria, Queensland and Tasmania each add an 8% foreign purchaser surcharge on top of standard duty, while Western Australia and South Australia charge 7%. The ACT and Northern Territory impose no foreign purchaser surcharge. Across jurisdictions, that surcharge can create a difference of about $80,000 on a $1 million acquisition for a foreign buyer.
What are the first home buyer stamp duty thresholds by state?
Full first home buyer exemptions range from $500,000 for WA metro homes up to $1,020,000 under the ACT Home Buyer Concession Scheme. NSW exempts up to $800,000, Victoria $600,000 (new dwellings or off-the-plan), Queensland $700,000 and Tasmania $750,000. The Northern Territory offers a $50,000 HomeGrown Territory grant instead of a stamp duty concession.
When do I need a valuation for stamp duty?
Most arm’s-length residential purchases are assessed on the contract price, so no separate valuation is needed. State revenue offices typically request an independent market valuation when the transfer is between related parties, involves a discretionary trust or corporate restructure, is at a nominal or below-market price, or where an existing assessment is being disputed through the objection process. See our stamp duty valuation page for the per-jurisdiction triggers.
Disclaimer
This article is general information about Australian residential stamp duty rates, not legal, financial, or tax advice. Rates and concessions change frequently — confirm the current schedule with the relevant state revenue office before transacting. For property valuation services that support stamp duty assessments (related-party transfers, off-market acquisitions, value-substitution events), request a quote from Landmark Valuations.
Sources:
- Revenue NSW — Transfer duty
- State Revenue Office Victoria — Land transfer duty current rates (non-PPR)
- Queensland Revenue Office — Transfer duty rates and Home concession rates
- WA Treasury — Transfer duty assessment
- RevenueSA — Rate of stamp duty
- SRO Tasmania — Property transfer duties
- ACT Revenue Office — Conveyance duty and Changes for 2025-26
- NT Territory Revenue Office — Stamp duty
Last verified: 26 May 2026. This article is reviewed and updated as state revenue offices revise their schedules — typically with each annual state budget cycle. If you spot an outdated figure, contact info@landmark-valuations.com.au.
See also
- Land Tax by State Australia — 2025 Thresholds, Rates & Foreign Surcharges — the recurring state tax that sits alongside stamp duty
- First Home Buyer Assistance by State Australia — 2025-26 Matrix — exemptions, concessions, and grants
- Foreign Buyer Rules and Surcharges Australia — 2025-26 — federal FIRB + per-state surcharges
- Property Valuation Cost by State and Type — Australia 2025-26 — pricing for valuations that support stamp duty assessments
- RICS vs API in Australia — which valuer accreditation state revenue offices accept
- Australian Property Valuation Statistics 2026 — Market, Industry & Cost Data — market-wide data context for the stamp duty figures above
About the author
Tajinder Dhillon
Principal Valuer
Tajinder Dhillon is the Principal Valuer at Landmark Valuations, a RICS-regulated property valuation firm. He leads independent valuations across residential, commercial, industrial and rural property throughout Australia.
Connect on LinkedIn