Stamp Duty in Australia: What You’ll Pay and Concessions You Can Get

Your stamp duty bill depends on three main factors: the state or territory where the property is located, the purchase price (or market value), and whether you qualify as a first home buyer or a foreign purchaser. The rules differ considerably across jurisdictions, and the final figure often surprises buyers who only budget for the headline price.

How stamp duty rates work
All states and territories apply a tiered or sliding scale. Higher-value properties attract a higher marginal rate, and the total duty is typically calculated by adding a fixed base amount to a percentage of the value above each threshold. For example, one state might charge $8,750 plus $4.50 for every $100 over $300,000 on a residential purchase. Since thresholds and marginal rates are updated from time to time, it’s essential to check the current schedule for your transaction date.

First home buyer concessions
Most jurisdictions offer meaningful relief for eligible first home buyers. These can take the form of:

• Full exemption – no duty payable up to a purchase price cap
• Concessional rate – a reduced amount of duty on a sliding scale for properties just above the exemption cap
• Off-the-plan concessions – additional relief when buying a property that hasn’t been built yet

To qualify, you usually need to be an Australian citizen or permanent resident, at least 18 years old, and you and your partner must not have previously owned residential property in Australia. There are also occupancy requirements—generally you must move in within 12 months and live there for a continuous period. Concession caps and conditions vary by state, so confirm the details for your location.

Foreign buyer surcharges
If you are a foreign person (including a temporary resident or a foreign company or trust), you will generally pay a surcharge on top of the standard transfer duty. For residential land in NSW, this is 8% of the purchase price. Other states have similar surcharges, often in the range of 7–8%. The surcharge is calculated on the full purchase price and can add tens of thousands of dollars to the upfront cost. Some jurisdictions also impose a separate land tax surcharge after settlement.

How to estimate your own stamp duty
Because the calculation depends on your individual circumstances, an indicative estimate is the right starting point. A calculator can give you a sense of the likely cost based on the property value, state, and buyer type you enter. Remember that calculator results are general estimates only—they are not personal financial advice, and the final amount will be determined by the relevant revenue office when your transaction is assessed.

For a tailored duty calculation or advice on whether you qualify for a concession or exemption, speak with your solicitor, conveyancer, or a qualified professional. They can review your contract and guide you through the application process with the state revenue authority.