What is stamp duty?
Stamp duty in Australia is a state and territory government tax applied to the sale or transfer of many personal and business-related assets, most commonly property. When buying or otherwise taking possession of homes or land, it's often referred to as the land transfer duty.
How much is stamp duty?
Stamp duty is often calculated as a percentage of the property’s value. The exact amount varies by state and territory, but it often falls somewhere between 3-5% for many property prices. So, the cheaper the home you’re buying, the cheaper the cost of stamp duty.
Each state in Australia applies stamp duty differently, with individual rates, purchase thresholds, and exemptions. Eligible buyers will need to understand these rules to calculate payable duty or apply for concessions when purchasing a home.
Your stamp duty costs will vary depending on:
- The state or territory your property is located in
- The cost of the purchase
- The type of property you purchase (e.g. house, apartment, vacant land)
- Whether you're buying a home or investment property
- Your residency status
- Your eligibility as a first-home buyer
- Your eligibility for pensioner concessions
Most states offer a stamp duty concession or exemption for first-home buyers. For example, new or existing homes in New South Wales valued up to $800,000 may qualify for an exemption with concessions applying above that for properties between $800,000 and $1 million. An experienced mortgage broker can help you understand if stamp duty applies to your circumstances and guide you through your options.
Stamp duty calculation example (state-by-state)
State | NSW |
|---|---|
Property price | $750,000 |
Owner-occupier stamp duty | $28,162 |
Investment stamp duty | $28,162 |
State | NSW |
Property price | $1,250,000 |
Owner-occupier stamp duty | $50,762 |
Investment stamp duty | $50,762 |
State | VIC |
Property price | $750,000 |
Owner-occupier stamp duty | $40,070 |
Investment stamp duty | $40,070 |
State | VIC |
Property price | $1,000,000 |
Owner-occupier stamp duty | $55,000 |
Investment stamp duty | $55,000 |
State | QLD |
Property price | $750,000 |
Owner-occupier stamp duty | $19,600 |
Investment stamp duty | $26,775 |
State | QLD |
Property price | $1,000,000 |
Owner-occupier stamp duty | $30,850 |
Investment stamp duty | $38,025 |
State | WA |
Property price | $750,000 |
Owner-occupier stamp duty | $29,741 |
Investment stamp duty | $29,741 |
State | WA |
Property price | $1,000,000 |
Owner-occupier stamp duty | $42,616 |
Investment stamp duty | $42,616 |
State | SA |
Property price | $750,000 |
Owner-occupier stamp duty | $35,080 |
Investment stamp duty | $35,080 |
State | SA |
Property price | $1,000,000 |
Owner-occupier stamp duty | $48,830 |
Investment stamp duty | $48,830 |
State | TAS |
Property price | $500,000 |
Owner-occupier stamp duty | $18,248 |
Investment stamp duty | $18,248 |
State | TAS |
Property price | $750,000 |
Owner-occupier stamp duty | $28,935 |
Investment stamp duty | $28,935 |
State | ACT |
Property price | $750,000 |
Owner-occupier stamp duty | $19,208 |
Investment stamp duty | $22,200 |
State | ACT |
Property price | $1,000,000 |
Owner-occupier stamp duty | $33,958 |
Investment stamp duty | $36,950 |
State | NT |
Property price | $500,000 |
Owner-occupier stamp duty | $23,929 |
Investment stamp duty | $23,929 |
State | NT |
Property price | $750,000 |
Owner-occupier stamp duty | $37,125 |
Investment stamp duty | $37,125 |
| State | Property price | Owner-occupier stamp duty | Investment stamp duty |
|---|---|---|---|
NSW | $750,000 | $28,162 | $28,162 |
NSW | $1,250,000 | $50,762 | $50,762 |
VIC | $750,000 | $40,070 | $40,070 |
VIC | $1,000,000 | $55,000 | $55,000 |
QLD | $750,000 | $19,600 | $26,775 |
QLD | $1,000,000 | $30,850 | $38,025 |
WA | $750,000 | $29,741 | $29,741 |
WA | $1,000,000 | $42,616 | $42,616 |
SA | $750,000 | $35,080 | $35,080 |
SA | $1,000,000 | $48,830 | $48,830 |
TAS | $500,000 | $18,248 | $18,248 |
TAS | $750,000 | $28,935 | $28,935 |
ACT | $750,000 | $19,208 | $22,200 |
ACT | $1,000,000 | $33,958 | $36,950 |
NT | $500,000 | $23,929 | $23,929 |
NT | $750,000 | $37,125 | $37,125 |
Want to see how stamp duty is calculated in your state?
Choose from one of the state-specific stamp duty calculators below to learn more about purchase limits, exemptions, and stamp duty formulas.
Who pays stamp duty in Australia?
The buyer of the property is liable to pay stamp duty, or anyone receiving the transfer of assets (unless exemptions apply). Typically, stamp duty is payable within 30-90 days of settlement, depending on the state or territory. Late payment penalties apply. Because stamp duty is an upfront cost, you need to budget for it in addition to your deposit, property cost, conveyancing, and insurance.
If you’re using a mortgage broker, they will liaise with conveyancers to lodge the payment on your behalf with the revenue office. Most lenders will allow you to add stamp duty to the principal amount of your home loan. This will increase your home loan repayments.
How do you pay stamp duty?
Stamp duty can be paid by direct deposit, cheque, credit card, and other major payment options. In most cases, you will receive a notice from your state government office delivered to the address of the purchased property or via email. This letter will often contain:
- The amount of stamp duty payable
- Details on the tax and how it was calculated
- Concessions or exemptions included in the calculation
- Payment options
- Payment due date
- Information regarding late payments and associated penalties or charges
- Reference details for the notice and payment
Can you avoid stamp duty in Australia?
There are some circumstances where you can avoid paying stamp duty, like if you’re a first-home buyer and your property’s value or vacant land is less than the threshold set by your state or territory government.
In addition, stamp duty exemptions apply when transferring property between spouses or domestic partners. Seniors, pensioners and farmers may also be eligible for stamp duty concessions in some states. Thresholds and eligibility criteria vary by location, so check with your local revenue office for specific details.
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