Property · State transfer duty 2026 · Updated July 2026
Stamp duty in 2026: the same house, eight different bills
On an $800,000 established home, standard transfer duty ranges from $23,730 (ACT) to $43,070 (VIC) — and drops to $0 for an eligible first-home buyer in NSW or, for a new build, in Queensland. Duty is state law, so where you buy matters as much as what you buy.
Calculate duty for your purchase → — All 8 states, first-home concessions applied automatically
Duty on an $800,000 home, state by state
Read the first-home column carefully: the concessions are capped by value and the caps differ wildly. The same first-home buyer pays $0 on an $800,000 home in Sydney and over $40,000 on it in Melbourne, because Victoria's concession cuts out at $750,000.
| State/Territory | Standard duty | Eligible first-home buyer |
|---|---|---|
| ACT | $23,730 | $0 (income-tested, up to $1m) |
| QLD | $29,025 | concession above $700k; $0 for new builds |
| NSW | $30,413 | $0 (full exemption to $800k) |
| TAS | $31,185 | concession (established ≤$750k) |
| WA | $33,535 | partial (concession phases out by $600k) |
| SA | $37,830 | $0 for new builds; established homes full duty |
| NT | $39,600 | concession schemes vary |
| VIC | $43,070 | concession phases out at $750k |
The rules that change your bill
- First-home buyer caps: NSW full exemption to $800k (phasing to $1m); VIC to $600k (phasing to $750k); QLD abolished duty entirely for first-home new builds and vacant land from May 2025.
- Foreign purchaser surcharges add 7–8% of the property value in most states — bigger than the base duty itself.
- Off-the-plan, pensioner and vacant-land concessions exist in several states but are narrow and change often — always confirm against your state revenue office before you budget.
Common questions
Can stamp duty be added to the mortgage?
Not directly — duty is payable at or shortly after settlement, so it comes out of your cash. It effectively reduces your deposit, which can push your loan-to-value ratio above 80% and trigger LMI: a $30,000 duty bill can cost more than $30,000.
When is stamp duty due?
It varies: at or before settlement in NSW and VIC (30 days), within 90 days in QLD, up to 3 months elsewhere. Your conveyancer handles lodgement — but the money has to be there at settlement in practice.
Which states are moving away from stamp duty?
The ACT is 20 years into phasing duty out in favour of higher general rates — visible in its lowest-in-country figure above. Other states have debated similar reforms; for now, duty remains each state's biggest property-transaction tax.