What Is Stamp Duty?
Stamp duty — officially called "transfer duty" in most states — is a state and territory government tax levied when you purchase real property. It's calculated as a percentage of the purchase price (or market value, whichever is higher) and is one of the most significant upfront costs of property ownership in Australia.
The rates, thresholds, and concessions vary significantly by state and territory, and they are regularly adjusted. Here's a current guide to each jurisdiction.
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New South Wales (NSW)
NSW uses a sliding scale:
| Property Value | Rate | |---|---| | $0 – $16,000 | $1.25 per $100 | | $16,001 – $35,000 | $200 + $1.50 per $100 over $16,000 | | $35,001 – $93,000 | $485 + $1.75 per $100 over $35,000 | | $93,001 – $351,000 | $1,500 + $3.50 per $100 over $93,000 | | $351,001 – $1,168,000 | $10,530 + $4.50 per $100 over $351,000 | | Over $1,168,000 | $47,295 + $5.50 per $100 over $1,168,000 |
First Home Buyer concessions: Exempt on properties up to $800,000; concessional up to $1,000,000.
Foreign investor surcharge: 8% additional surcharge.
Annual Property Tax option: First home buyers can elect to pay an annual property tax instead of upfront stamp duty (ongoing reform program).
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Victoria (VIC)
Victoria's standard residential rates:
| Property Value | Rate | |---|---| | $0 – $25,000 | 1.4% | | $25,001 – $130,000 | $350 + 2.4% over $25,000 | | $130,001 – $960,000 | $2,870 + 6% over $130,000 | | Over $960,000 | 5.5% of total value |
First Home Buyer concessions: Exempt on properties up to $600,000; concessional $600,001–$750,000.
Foreign investor surcharge: 8%.
Off-the-plan concessions: Available in certain circumstances.
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Queensland (QLD)
Queensland rates:
| Property Value | Rate | |---|---| | $0 – $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 |
First Home Buyer concessions: Concessional rates up to $700,000; rebates for first home concession and first home vacant land concession.
Foreign investor surcharge: 8% (on residential land only).
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Western Australia (WA)
WA rates:
| Property Value | Rate | |---|---| | $0 – $120,000 | 1.9% | | $120,001 – $150,000 | $2,280 + 2.85% over $120,000 | | $150,001 – $360,000 | $3,135 + 3.80% over $150,000 | | $360,001 – $725,000 | $11,115 + 4.75% over $360,000 | | Over $725,000 | $28,453 + 5.15% over $725,000 |
First Home Buyer concessions: Exempt up to $430,000; concessional $430,001–$530,000.
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South Australia (SA)
SA rates:
| Property Value | Rate | |---|---| | $0 – $12,000 | $1.00 per $100 | | $12,001 – $30,000 | $120 + $2.00 per $100 over $12,000 | | $30,001 – $50,000 | $480 + $3.00 per $100 over $30,000 | | $50,001 – $100,000 | $1,080 + $3.50 per $100 over $50,000 | | $100,001 – $200,000 | $2,830 + $4.00 per $100 over $100,000 | | $200,001 – $250,000 | $6,830 + $4.25 per $100 over $200,000 | | $250,001 – $500,000 | $8,955 + $4.75 per $100 over $250,000 | | Over $500,000 | $20,830 + $5.50 per $100 over $500,000 |
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Other Territories
ACT: Progressive rates with first home buyer concessions and a shift towards removing stamp duty over time (replaced by land tax).
Tasmania: Rates from 1.75% to 4.5% depending on value. First home buyer concessions available.
Northern Territory: Flat rate of 1.5% to 5.75% depending on value.
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Calculate Your Exact Stamp Duty
Use Koste's free Stamp Duty Calculator to calculate the exact stamp duty payable in any state, including first home buyer and foreign investor scenarios.
Remember: stamp duty also forms part of your property's cost base for CGT purposes, so keeping records is important for when you eventually sell.