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Buying with less than a 20% deposit? Stamp duty is only one of the two upfront costs due at settlement. If your loan is more than 80% of the property value you will also pay Lenders Mortgage Insurance — often five figures, and a one-off. Estimate it with the LMI calculator (premium by LVR band and loan size, plus First Home Guarantee eligibility, which can remove LMI entirely), then add the two together for the real cash you need on top of your deposit.
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Australia's hidden property tax — calculated for all 8 states & territories.
Stamp duty (also called transfer duty) is a state tax you pay when buying property in Australia. Rates vary dramatically — buying the same $800,000 home could cost you $31,335 in NSW, $43,070 in Victoria, or $0 in the Northern Territory.
Most states offer first-home buyer exemptions: NSW exempts properties under $800,000, VIC under $600,000, and QLD under $700,000. From 7 May 2026 Western Australia lifted its first-home exemption to $600,000 (concession to $800,000), and from 1 July 2026 the ACT abolished transfer duty for all first home buyers — no property-value or income limit, an Australian first. Foreign buyers face an additional duty surcharge in most mainland states — 9% in NSW and 8% in QLD. Buying vacant land to build on? Switch the property type — QLD, SA and the ACT charge no first-home duty on land at any value, while TAS and the NT offer no land concession. Select your state and situation below for an accurate estimate.
Stamp duty (or transfer duty) varies by state and territory. In NSW, a $800,000 property costs approximately $31,335 in stamp duty. First-home buyers may be exempt on properties below $800,000 (NSW) or $600,000 (VIC). Each state has its own rates and thresholds — use a state-specific calculator for accurate figures.
Most states offer stamp duty exemptions or concessions for first-home buyers. In NSW, first-home buyers pay no stamp duty on properties up to $800,000. Victoria exempts purchases under $600,000, and Queensland under $700,000. In the ACT, first home buyers pay no transfer duty at all from 1 July 2026 — no property-value or income limit. These thresholds change regularly — check your state's revenue office for current limits.
No. From 1 July 2026 the ACT abolished transfer (stamp) duty for all first home buyers, with no property-value cap and no income test — the first Australian jurisdiction to do so. It replaces the old Home Buyer Concession Scheme, which had income and price limits. Pensioners, eligible NDIS participants, and people re-entering the market after five years or more without owning a home also benefit. Standard duty still applies to non-first-home purchases.
From 7 May 2026, Western Australia's First Home Owner Rate gives a full transfer-duty exemption on homes up to $600,000 (up from $500,000) and a phased concession up to $800,000 (up from $700,000), statewide. Vacant land is exempt up to $450,000 with a concession to $550,000. Eligible buyers can save up to about $22,515 on a home. Above $800,000, standard WA rates apply.
It depends on the state. Vacant land is taxed on the same duty scale as a home, but first-home concessions differ: Queensland, South Australia and the ACT charge NO duty on vacant land bought by an eligible first home buyer to build on, at any value. WA exempts land up to $450,000 (concession to $550,000) and NSW up to $350,000 (concession to $450,000). Victoria applies its usual first-home thresholds to the land value ($600k exempt, $750k concession). Tasmania and the Northern Territory offer no first-home duty relief on bare land — full duty applies. Switch the property type toggle to 'Vacant land' to see your state. Most concessions require you to build and live in the home within a set period.
They're the same thing. 'Stamp duty' is the traditional name, while 'transfer duty' is the modern legal term used in most Australian states. Both refer to the state tax you pay when purchasing property.
The Northern Territory often has the lowest stamp duty for properties under $525,000 (0% up to that threshold). First home buyers in the ACT pay no transfer duty at any price from 1 July 2026. Tasmania generally has lower rates for mid-range properties. For first-home buyers specifically, exemption thresholds matter more than the headline scale.
Most lenders don't allow you to add stamp duty to your mortgage directly. You typically need to pay stamp duty from your savings at settlement. However, some lenders offer 'capitalisation' of stamp duty for loans with higher LVRs, though this increases your loan amount and interest costs.
Stamp duty is due at settlement in most states — typically 30-90 days after exchange of contracts. In NSW, you must pay within 3 months of settlement. In Victoria, you have 30 days. Your conveyancer or solicitor will usually arrange payment on your behalf.
Last updated 27 July 2026. First-home-buyer rules reflect WA's First Home Owner Rate from 7 May 2026 ($600k home / $450k land exemption; legislated commencement ~28 Jul 2026, applied to transactions from 7 May 2026) and the ACT's abolition of transfer duty for first home buyers from 1 July 2026. Vacant-land first-home rules verified per state: QLD (no cap, from 1 May 2025), SA (no cap, from 6 Jun 2024) and ACT (no cap) charge nil duty; NSW ($350k/$450k) and WA ($450k/$550k) cap the concession; VIC applies its $600k/$750k thresholds to the land value; TAS (first-home established-home exemption expired 30 Jun 2026) and the NT offer no first-home land concession. General rates are estimates — confirm current thresholds with your state revenue office before relying on a figure. Sources: Revenue NSW, SRO Victoria, QRO Queensland, RevenueWA, RevenueSA, SRO Tasmania, ACT Revenue Office, and the NT Territory Revenue Office.
Stamp duty (or transfer duty) varies by state and territory. In NSW, a $800,000 property costs approximately $31,335 in stamp duty.
First-home buyers may be exempt on properties below $800,000 (NSW) or $600,000 (VIC). Each state has its own rates and thresholds — use a state-specific calculator for accurate figures.
Most states offer stamp duty exemptions or concessions for first-home buyers. In NSW, first-home buyers pay no stamp duty on properties up to $800,000.
Victoria exempts purchases under $600,000, and Queensland under $700,000. In the ACT, first home buyers pay no transfer duty at all from 1 July 2026 — no property-value or income limit.
These thresholds change regularly — check your state's revenue office for current limits.
No. From 1 July 2026 the ACT abolished transfer (stamp) duty for all first home buyers, with no property-value cap and no income test — the first Australian jurisdiction to do so. It replaces the old Home Buyer Concession Scheme, which had income and price limits.
Pensioners, eligible NDIS participants, and people re-entering the market after five years or more without owning a home also benefit. Standard duty still applies to non-first-home purchases.
From 7 May 2026, Western Australia's First Home Owner Rate gives a full transfer-duty exemption on homes up to $600,000 (up from $500,000) and a phased concession up to $800,000 (up from $700,000), statewide. Vacant land is exempt up to $450,000 with a concession to $550,000.
Eligible buyers can save up to about $22,515 on a home. Above $800,000, standard WA rates apply.
It depends on the state. Vacant land is taxed on the same duty scale as a home, but first-home concessions differ: Queensland, South Australia and the ACT charge NO duty on vacant land bought by an eligible first home buyer to build on, at any value.
WA exempts land up to $450,000 (concession to $550,000) and NSW up to $350,000 (concession to $450,000). Victoria applies its usual first-home thresholds to the land value ($600k exempt, $750k concession).
Tasmania and the Northern Territory offer no first-home duty relief on bare land — full duty applies. Switch the property type toggle to 'Vacant land' to see your state.
Most concessions require you to build and live in the home within a set period.
They're the same thing. 'Stamp duty' is the traditional name, while 'transfer duty' is the modern legal term used in most Australian states. Both refer to the state tax you pay when purchasing property.
The Northern Territory often has the lowest stamp duty for properties under $525,000 (0% up to that threshold). First home buyers in the ACT pay no transfer duty at any price from 1 July 2026.
Tasmania generally has lower rates for mid-range properties. For first-home buyers specifically, exemption thresholds matter more than the headline scale.
Most lenders don't allow you to add stamp duty to your mortgage directly. You typically need to pay stamp duty from your savings at settlement.
However, some lenders offer 'capitalisation' of stamp duty for loans with higher LVRs, though this increases your loan amount and interest costs.
Stamp duty is due at settlement in most states — typically 30-90 days after exchange of contracts. In NSW, you must pay within 3 months of settlement.
In Victoria, you have 30 days. Your conveyancer or solicitor will usually arrange payment on your behalf.
