Stamp Duty in Australia 2025: Complete State-by-State Guide

What Is Stamp Duty?

Stamp duty is a state government tax levied whenever a property changes hands. It was originally a tax on the physical stamp affixed to legal documents, but is now collected electronically at settlement. Every Australian state and territory imposes stamp duty on property transfers, though rates, thresholds, and concessions differ significantly.

Stamp duty is calculated on a progressive sliding scale — lower rates apply to lower portions of the purchase price, and higher rates apply above threshold amounts. The duty must be paid by the buyer at or before settlement, and is separate from the deposit, legal fees, and mortgage registration costs.

On a $600,000 property purchase in NSW, stamp duty for an owner-occupier (non-first-home-buyer) is approximately $22,490. In QLD on the same property, the duty is $12,850 — a difference of nearly $10,000 for the same property value.

2025 Stamp Duty Rates by State

New South Wales (NSW)

NSW uses a progressive rate structure. On properties up to $14,000: 1.25%. From $14,001 to $32,000: $175 plus 1.5% on excess. From $32,001 to $85,000: $445 plus 1.75% on excess. From $85,001 to $319,000: $1,372 plus 3.5% on excess. From $319,001 to $1,094,000: $9,562 plus 4.5% on excess. Over $1,094,000: $44,437 plus 5.5% on excess. First home buyer exemption applies for properties up to $800,000. Foreign buyer surcharge is 8% additional.

Victoria (VIC)

Victoria's progressive rates: Up to $25,000: 1.4%. From $25,001 to $130,000: $350 plus 2.4% on excess. From $130,001 to $960,000: $2,870 plus 6% on excess. Over $960,000: 5.5% of total value. First home buyer concession applies for properties up to $600,000 (full exemption) with a sliding discount to $750,000. Foreign buyer surcharge is 8% additional.

Queensland (QLD)

Queensland progressive rates: Up to $5,000: nil. From $5,001 to $75,000: $75 plus 1.5% on excess. From $75,001 to $540,000: $1,125 plus 3.5% on excess. From $540,001 to $1,000,000: $17,375 plus 4.5% on excess. Over $1,000,000: $38,025 plus 5.75% on excess. First home buyer exemption up to $500,000 (concession to $550,000). Foreign buyer surcharge is 7% additional.

Western Australia (WA)

Western Australia rates: Up to $120,000: 1.9%. From $120,001 to $150,000: $2,280 plus 2.85% on excess. From $150,001 to $360,000: $3,135 plus 3.8% on excess. From $360,001 to $725,000: $11,115 plus 4.75% on excess. Over $725,000: $28,453 plus 5.15% on excess. First home buyer exemption up to $430,000. Foreign buyer surcharge is 7% additional.

South Australia (SA)

South Australia rates: Up to $12,000: $1.00 per $100. From $12,001 to $30,000: $120 plus $2.00 per $100 on excess. From $30,001 to $50,000: $480 plus $3.00 per $100 on excess. From $50,001 to $100,000: $1,080 plus $3.50 per $100 on excess. From $100,001 to $200,000: $2,830 plus $4.00 per $100 on excess. From $200,001 to $250,000: $6,830 plus $4.25 per $100 on excess. From $250,001 to $300,000: $8,955 plus $4.75 per $100 on excess. Over $300,000: $11,330 plus $5.50 per $100 on excess. No first home buyer stamp duty exemption in SA. Foreign buyer surcharge 7% additional.

Tasmania (TAS)

Tasmania: Up to $3,000: $50. From $3,001 to $25,000: $50 plus 1.75% on excess. From $25,001 to $75,000: $435 plus 2.25% on excess. From $75,001 to $200,000: $1,560 plus 3.5% on excess. From $200,001 to $375,000: $5,935 plus 4% on excess. Over $375,000: $12,935 plus 4.5% on excess.

Australian Capital Territory (ACT)

ACT uses a single rate applied to the property value, currently 4.54% for properties over $1,700,000, with lower rates for cheaper properties. ACT has a Home Buyer Concession Scheme.

Northern Territory (NT)

NT: 0.6% up to $525,000. From $525,001 to $3,000,000: $3,150 plus 4.95% on excess. Over $3,000,000: 5.45%. NT has a First Home Owner Discount that reduces stamp duty.

First Home Buyer Concessions

All Australian states and territories offer some form of concession or exemption for eligible first home buyers. To qualify in most jurisdictions, you must: be an Australian citizen or permanent resident; never have previously owned residential property in Australia or overseas; intend to live in the property as your primary residence for a minimum period (typically 12 continuous months); and meet any applicable income or property value caps.

• NSW: Full exemption up to $800,000; partial concession from $800,001 to $1,000,000.
• VIC: Full exemption up to $600,000; sliding scale concession from $600,001 to $750,000.
• QLD: Full exemption up to $500,000; partial concession from $500,001 to $550,000.
• WA: Full exemption up to $430,000; partial concession from $430,001 to $530,000.
• SA: No stamp duty exemption (but First Home Owner Grant of $15,000 for new builds).
• TAS: 50% reduction in stamp duty for eligible first home buyers.
• ACT: Home Buyer Concession Scheme — full exemption for eligible buyers under income thresholds.
• NT: First Home Owner Discount of up to $18,601 off stamp duty.

Foreign Buyer Surcharges

Foreign nationals and temporary visa holders pay an additional surcharge on top of standard stamp duty in most Australian states. This is applied to residential property purchases only. Current surcharges: NSW 8%, VIC 8%, QLD 7%, WA 7%, SA 7%. ACT and NT do not impose an additional foreign buyer surcharge, and Tasmania's surcharge is 3%.

Foreign buyers must also obtain approval from the Foreign Investment Review Board (FIRB) before purchasing established residential property in Australia. FIRB application fees apply and vary based on property value.