Which Australian state has the lowest stamp duty?

Queensland consistently has the lowest stamp duty for owner-occupiers purchasing mid-range properties, thanks to its 50% owner-occupier concession. On a $700,000 home, QLD buyers pay around $14,175 compared to $26,450 in NSW or $37,070 in VIC.

Do first home buyers pay stamp duty in Australia?

It depends on the state and the purchase price. NSW, VIC, QLD, WA, and the ACT all offer full or partial exemptions for first home buyers below certain thresholds. The most generous is NSW, which waives all stamp duty on homes under $800,000 for eligible first home buyers.

Is stamp duty the same as transfer duty?

Yes — they are the same thing. Queensland and the Northern Territory officially use the term 'transfer duty', while other states still say 'stamp duty'. Both refer to the state government tax paid when transferring property ownership.

When do you have to pay stamp duty?

Stamp duty is typically due within 30 days of settlement (or 3 months in some states). Your conveyancer or solicitor will calculate the exact amount and ensure it is paid from your settlement funds on the day of settlement.

Is stamp duty tax deductible?

For owner-occupied homes, stamp duty is not tax deductible. For investment properties, stamp duty forms part of the property's cost base for Capital Gains Tax purposes but cannot be claimed as an immediate deduction. Speak to a tax adviser for your specific situation.

Stamp Duty By State: How Every Australian State Compares

Why Stamp Duty Is One of the Biggest Variables in Your Property Budget

Most buyers focus on the purchase price and mortgage repayments — but stamp duty (formally called transfer duty) is often the third-largest upfront cost of buying a home in Australia. And unlike your deposit or legal fees, stamp duty changes dramatically depending on where you buy.

On a $700,000 home, a NSW buyer pays roughly $26,450. A Queensland buyer pays around $14,175. That $12,000+ difference could be your first year of mortgage repayments.

Use our Stamp Duty Calculator (All States) to model any scenario instantly.

Stamp Duty Rates at a Glance: 2026

Below is a summary of how each state and territory treats stamp duty on a standard residential purchase. Rates are progressive — you pay a base amount plus a percentage on the portion above each threshold.

New South Wales

NSW uses a tiered structure. For properties valued between $300,001 and $1,000,000, buyers pay $8,990 plus $4.50 per $100 over $300,000. A $700,000 purchase attracts approximately $26,450. NSW offers a First Home Buyer Assistance Scheme — full exemption up to $800,000, partial relief to $1,000,000 for new builds. Use the NSW Stamp Duty Calculator for a precise figure.

Victoria

Victoria's rates are among the steepest in the country for mid-range properties. For a $700,000 home, expect to pay around $37,070. VIC offers a First Home Buyer duty reduction — 50% off for homes under $600,000 — but this phases out to zero by $750,000. An additional Foreign Purchaser Duty Surcharge of 8% applies to non-resident buyers.

Queensland

Queensland is consistently the most affordable state for stamp duty on mid-range homes. A $700,000 purchase attracts roughly $14,175. QLD offers a 50% concession for owner-occupiers (reduced further for first home buyers on homes under $700,000). Investors pay the full rate with no concession. Run the numbers with the QLD Stamp Duty Calculator.

Western Australia

WA duty rates sit in the middle of the pack. On a $700,000 purchase, expect to pay approximately $23,928. WA's First Home Owner Rate of Duty applies to homes under $430,000 (with a phased reduction to $530,000) — helpful for regional buyers but limited relevance in metro Perth at current prices.

South Australia

SA applies a single progressive rate structure with no residential concession scale separate from the general rate. A $700,000 home costs around $29,070 in stamp duty — making SA one of the higher-cost states for mid-range purchases. There is no blanket first home buyer stamp duty exemption in SA, though the Federal First Home Owner Grant still applies.

Tasmania

Tasmania has the lowest median property prices in Australia, and its duty rates reflect that. On a $700,000 property, the duty is approximately $27,720. The Tasmanian government introduced a 50% rebate for first home buyers on homes under $600,000 from 2025, which has made entry-level purchases more accessible.

Australian Capital Territory

The ACT operates differently from every other state — it has been progressively eliminating stamp duty and replacing it with a broad-based land tax (called General Rates). As of 2026, duty still applies on purchases but at a concessional rate. A $700,000 home attracts around $19,750. The ACT has the most generous first home buyer concessions in Australia for eligible purchasers (income-tested).

Northern Territory

The NT uses a relatively simple rate structure. On a $700,000 property, stamp duty runs to approximately $26,650. The NT First Home Owner Discount applies to homes under $650,000, reducing duty significantly for eligible buyers.

The Investor vs Owner-Occupier Divide

Several states — most notably Queensland and Western Australia — charge different rates depending on whether you intend to live in the property or invest. Owner-occupiers receive concessions that investors do not. If you're buying an investment property, model your numbers with no concessions applied.

Off-the-Plan and New Build Concessions

Many states offer preferential duty treatment for new builds and off-the-plan purchases. The rationale is to stimulate housing supply. In NSW, for example, a new home under $800,000 attracts zero duty for first home buyers — a saving of over $30,000 compared to the same price on an established home.

Foreign Buyer Surcharges

If you're a temporary resident or non-resident, every Australian state applies a foreign purchaser surcharge on top of the standard rate. These range from 7% (WA) to 8% (VIC, NSW, SA, QLD) of the purchase price. On a $700,000 property, that's an additional $49,000–$56,000. Factor this in early.

Tools Worth Bookmarking

Stamp duty rules change regularly — thresholds are updated, concessions are introduced, and phase-out brackets shift. Rather than relying on a static table, use a live calculator to model your exact scenario. For books covering Australian property tax strategy, this Amazon AU selection on property investing and tax covers stamp duty, land tax, depreciation, and CGT in plain language.