5 Best Stamp Duty State Guide 2026: VIC, NSW, QLD, WA

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Stamp Duty by State 2026

June 17, 2026

When buying property in Australia, stamp duty is one of your biggest upfront costs, often reaching tens of thousands of dollars. Understanding how stamp duty works in your state, what exemptions you qualify for, and how to calculate your exact liability can save you significant money. This comprehensive guide breaks down Victoria, New South Wales, Queensland, and Western Australia stamp duty rates, first-home buyer concessions, foreign surcharges, and practical strategies for 2026.

What Is Stamp Duty and Why Does It Matter?

Stamp duty (also called transfer duty or land transfer tax) is a state government tax levied on property purchases. Every state calculates it differently, but the core principle remains the same: you pay a percentage of the purchase price (or market value, whichever is higher) when ownership transfers to you.

Typical stamp duty range: Between 3% and 5.5% of the purchase price for residential properties, depending on your state and the property value. For a $600,000 home, that could mean $20,000 to $30,000 in stamp duty alone.

Key factors affecting your stamp duty bill:

State location: Each state has different rates and thresholds
Property value: Higher-priced properties attract higher marginal rates
First-home buyer status: Eligible buyers can access substantial exemptions or concessions
Foreign purchaser status: Non-residents face additional surcharges of 7-8%
Property type: Investment properties, commercial properties, and vacant land may have different rates

Victoria Stamp Duty 2026: Rates, Exemptions & Calculators

Standard Victorian stamp duty rates (2026):

$0 to $40,000: 1.4% of the dutiable value
$40,000 to $130,000: $560 plus 2.4% of the excess over $40,000
$130,000 to $960,000: $2,720 plus 4.0% of the excess over $130,000
$960,000 to $1,300,000: $35,920 plus 5.0% of the excess over $960,000
Over $1,300,000: $52,920 plus 5.5% of the excess over $1,300,000

First-home buyer exemption (Victoria): If you are purchasing your first home to live in as your principal place of residence, you may qualify for a full stamp duty exemption on properties valued up to $750,000. Concessional rates apply for properties valued between $750,000 and $960,000.

Example calculation (Victoria): A first-home buyer purchasing a $600,000 property would normally pay approximately $24,000 in stamp duty. With the first-home buyer exemption, the stamp duty is reduced to $0, saving $24,000.

Foreign buyer surcharge (Victoria): Foreign purchasers pay an additional 8% on top of the standard stamp duty rates. For a $600,000 property, that is an extra $48,000.

New South Wales Stamp Duty 2026: Comprehensive Rate Guide

Standard NSW stamp duty rates (2026):

$0 to $14,000: $10 plus 1.25% of the dutiable value
$14,000 to $30,801: $175 plus 1.5% of the excess over $14,000
$30,801 to $73,323: $413 plus 3.0% of the excess over $30,801
$73,323 to $361,405: $1,708 plus 4.5% of the excess over $73,323
$361,405 to $1,067,550: $13,881 plus 5.0% of the excess over $361,405
Over $1,067,550: $48,250 plus 5.5% of the excess over $1,067,550

First-home buyer exemption (NSW): First-home buyers purchasing a property to live in as their principal place of residence receive a full stamp duty exemption on properties up to $800,000. Concessional rates apply for properties valued between $800,000 and $1,000,000.

Example calculation (NSW): A first-home buyer purchasing a $700,000 property would normally pay approximately $31,500 in stamp duty. With the exemption, stamp duty is reduced to $0, saving $31,500.

Foreign buyer surcharge (NSW): An additional 8% surcharge applies to foreign purchasers on top of standard rates.

Queensland Stamp Duty 2026: Affordable Rates & Concessions

Standard Queensland stamp duty rates (2026):

$0 to $5,000: 1.0% of the dutiable value
$5,000 to $75,000: $50 plus 2.0% of the excess over $5,000
$75,000 to $540,000: $1,450 plus 3.0% of the excess over $75,000
Over $540,000: $15,400 plus 4.0% of the excess over $540,000

First-home buyer exemption (Queensland): First-home buyers receive a full stamp duty exemption on properties valued up to $500,000. Concessional rates apply for properties valued between $500,000 and $750,000.

Example calculation (Queensland): A first-home buyer purchasing a $450,000 property would normally pay $13,500 in stamp duty. With the exemption, stamp duty is $0, saving $13,500.

Foreign buyer surcharge (Queensland): Foreign purchasers pay an additional 7% on top of standard stamp duty rates.

Western Australia Stamp Duty 2026: Lowest Rates in Australia

Standard WA stamp duty rates (2026):

$0 to $120,000: $1.90 for every $100 or part thereof
$120,000 to $150,000: $2,280 plus $2.85 for every $100 or part over $120,000
$150,000 to $360,000: $3,135 plus $3.80 for every $100 or part over $150,000
$360,000 to $725,000: $11,115 plus $4.75 for every $100 or part over $360,000
Over $725,000: $28,453 plus $5.15 for every $100 or part over $725,000

First-home buyer exemption (WA): First-home buyers receive a full stamp duty exemption on properties valued up to $430,000. Concessional rates apply for properties valued between $430,000 and $530,000.

Example calculation (WA): A first-home buyer purchasing a $400,000 property would normally pay approximately $13,490 in stamp duty. With the exemption, stamp duty is $0, saving $13,490.

Foreign buyer surcharge (WA): An additional 7% surcharge applies to foreign purchasers.

How to Calculate Your Stamp Duty: Step-by-Step Process

Step 1: Determine the dutiable value of the property (purchase price or market value, whichever is higher).

Step 2: Identify your state and locate the relevant stamp duty rate table above.

Step 3: Calculate the base amount for your property value bracket, then add the marginal rate applied to the excess amount.

Step 4: Check if you qualify for first-home buyer exemptions or concessions. If eligible, apply the reduced rate or exemption.

Step 5: Add any surcharges (foreign buyer, investment property, etc.) if applicable.

Online calculators: Each state revenue office provides official online stamp duty calculators that automate this process. Search for your state revenue office website and use their calculator for the most accurate estimate.

First-Home Buyer Concessions: How to Qualify & Save Thousands

First-home buyer concessions are the single most effective way to reduce or eliminate your stamp duty liability. To qualify in most states, you must meet these criteria:

Never owned property before: You have never owned residential property in Australia (some states allow exceptions if you owned property many years ago)
Principal place of residence: You must intend to live in the property as your main home for at least 12 months
Australian citizen or permanent resident: Non-residents do not qualify for concessions
Property value under the threshold: The property must be valued below the state-specific threshold for full exemption or concession

Potential savings: First-home buyer exemptions can save you $13,000 to $31,000 depending on your state and property value.

Foreign Buyer Surcharges: What International Investors Pay

If you are a foreign purchaser (not an Australian citizen or permanent resident), you will pay an additional stamp duty surcharge on top of the standard rates:

Victoria & NSW: Additional 8%
Queensland & WA: Additional 7%

Example: A foreign buyer purchasing a $600,000 property in Victoria pays the standard stamp duty of approximately $24,000, plus an additional $48,000 foreign buyer surcharge, totaling $72,000 in stamp duty.

Investment Property Stamp Duty: What You Need to Know

Investment properties generally do not qualify for first-home buyer concessions. You will pay the full standard stamp duty rates based on your state. However, stamp duty is a deductible expense for investment properties, meaning you can claim it as a capital expense when you eventually sell the property and calculate your capital gains tax.

Tax treatment: Stamp duty on investment properties is added to the cost base of the property, reducing your capital gains tax liability when you sell.

When Is Stamp Duty Payable?

Stamp duty is due within 30 to 60 days of the contract settlement date, depending on your state. Your conveyancer or solicitor will typically arrange payment on your behalf as part of the settlement process. If you fail to pay stamp duty by the due date, you may incur penalties and interest charges.

Stamp Duty Savings Strategies for 2026

1. Time your purchase as a first-home buyer: If you are close to qualifying for a first-home buyer exemption, wait until you meet all criteria before purchasing.

2. Negotiate the purchase price: Even a $10,000 reduction in purchase price can save you $400 to $550 in stamp duty (plus other benefits).

3. Consider lower-priced suburbs: If you are flexible on location, purchasing a slightly cheaper property in a nearby suburb can keep you under the exemption threshold.

4. Use official calculators: Always verify your stamp duty liability using your state revenue office calculator before making an offer.

5. Consult a conveyancer early: A professional conveyancer can identify concessions or exemptions you may not be aware of and ensure you pay the correct amount.

Final Thoughts: Plan Ahead to Minimise Stamp Duty Costs

Stamp duty is a significant but often overlooked cost of buying property in Australia. By understanding your state rates, checking your eligibility for first-home buyer concessions, and planning your purchase strategically, you can save thousands of dollars. Use the rates and examples in this guide to estimate your stamp duty liability, then verify your exact amount with your state revenue office calculator before settlement.