Stamp duty is the tax most buyers forget to budget for — and it can add $20,000–$50,000 to your purchase costs. Each state and territory sets its own rates, thresholds, and concessions. Here's a plain-English breakdown of what you'll pay everywhere in Australia in 2025.
What is stamp duty?
Stamp duty (formally called "transfer duty" in most states) is a state government tax on property transactions. It's calculated as a percentage of the purchase price and must be paid at settlement — typically within 30–90 days of signing contracts, depending on your state.
Stamp duty is your second-largest upfront cost after your deposit, and unlike a mortgage, it cannot be spread over time. You pay it in full at settlement.
New South Wales
NSW uses a marginal bracket system. For a $750,000 property, a standard buyer pays approximately $29,000. First home buyers purchasing an existing property under $800,000 get a full exemption — saving the entire stamp duty amount. Between $800,000 and $1,000,000, a partial concession applies.
NSW also offers a First Home Buyer Choice (property tax option) for properties under $1.5M — an annual property tax instead of stamp duty upfront. This suits buyers who may not hold the property long-term.
Victoria
Victorian stamp duty follows a similar bracket structure. For a $600,000 property, a standard buyer pays approximately $31,000. First home buyers purchasing properties under $600,000 pay no stamp duty. Between $600,000 and $750,000, a concession applies. There is no concession above $750,000.
VIC also offers a 50% stamp duty reduction on new builds for all buyers (not just first home buyers) under the regional concession scheme.
Queensland
Queensland's stamp duty is calculated on a marginal rate system with lower headline rates than NSW and VIC. For a $500,000 property, a standard buyer pays approximately $8,750. First home buyers receive a full concession on properties under $500,000 and partial concessions up to $550,000.
Western Australia
WA has some of Australia's lowest stamp duty rates. For a $500,000 property, duty is approximately $17,765. First home buyers receive a full exemption for properties under $430,000 and a sliding concession up to $530,000.
South Australia
South Australia's rates are moderate. For a $500,000 property, duty is approximately $21,330. There is no specific first home buyer stamp duty concession in SA — however, first home buyers may be eligible for the First Home Owner Grant instead.
ACT
The ACT applies a flat rate model. For a $600,000 property, duty is approximately $19,400. First home buyers are exempt from stamp duty on properties under $1,000,000 if eligible for the Home Buyer Concession Scheme.
Tasmania & Northern Territory
Tasmania's duty on a $400,000 property is approximately $13,997. First home buyers receive a 50% concession on properties under $400,000. The NT has some of Australia's highest rates relative to property prices — a $400,000 property incurs approximately $17,765 in duty.
First Home Owner Grant (FHOG) — not the same as stamp duty concessions
The First Home Owner Grant is a separate cash grant (typically $10,000–$30,000) paid directly to eligible buyers. It exists alongside stamp duty concessions — you may be entitled to both. Eligibility and amounts vary by state and are generally restricted to new builds.
Calculate your exact stamp duty
Can stamp duty be added to your loan?
In most cases, no. Stamp duty must be paid from your own funds at settlement — it cannot be borrowed as part of your home loan. This is why many lenders require you to demonstrate not just a 20% deposit but also sufficient funds to cover stamp duty and other settlement costs.
The total upfront cash required is typically: deposit + stamp duty + lender fees ($1,500–$2,000) + conveyancing ($1,500–$3,000) + building inspection ($400–$800). Our Borrowing Capacity Calculator helps you understand the full picture.