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How much is stamp duty on a home?

A tax your state charges once when you buy property, worked out on the price.

It is often one of the biggest upfront costs, and a first home buyer can pay none below a price line.

The rule

Each state and territory sets its own scale, and the revenue office decides what you pay. The name differs: transfer duty, land transfer duty, or conveyance duty in the ACT.
NSW 2026-27: $1.25 per $100 to $18,000, then higher steps at $38,000, $103,000, $387,000 and $1,290,000, up to $5.50 per $100 above $1,290,000 (premium rate $7 above $3,870,000). On $1,350,000 the duty is $55,537. A first home exemption applies to a new or existing home up to $800,000 and a reduced rate under $1,000,000. For vacant land it is up to $350,000 and under $450,000.
Victoria: a first home buyer pays no duty up to $600,000, and a reduced amount from $600,001 to $750,000. For a home that is not your main residence the rate is 6% on the part from $130,000 to $960,000, then 5.5% of the whole value to $2,000,000, then $110,000 plus 6.5% of the excess. The main residence scale ends at $550,000.
Queensland: the first home concession applies to a home under $800,000 and saves up to $24,525. A home of $700,000 or less pays no duty. A $730,000 home pays $6,555 and an $850,000 home pays $24,100. From 1 August 2026 the buyers must be citizens, permanent residents or specified foreign retirees.
Western Australia: from 7 May 2026 a first home owner pays no duty up to $600,000, and $16.15 per $100 or part above $600,000 up to $800,000. For vacant land it is nothing to $450,000, then $20.14 per $100 or part up to $550,000. Above that the general rate applies.
Tasmania: the first home exemption for established homes up to $750,000 is not available for transactions that settle after 30 June 2026.
ACT: from 1 July 2026 an eligible buyer pays no duty on any home or residential land. There is no income test or price limit, and no buyer can have owned property in the last 5 years.
South Australia and the Northern Territory: not checked yet. Check the state revenue office.

What people ask

How much stamp duty on a 850k house?

It depends on the state and who is buying. In Queensland an $850,000 home you buy as an investment pays $31,275 and a first home buyer living in it pays $24,100. Use the model above for your state.

Why is stamp duty so high in Victoria?

Victoria's published scale for a home that is not your main residence is 6% on the part between $130,000 and $960,000, then 5.5% of the whole value to $2,000,000. The model above puts that next to the other states.

Do first home buyers pay stamp duty?

It depends on the state and the price. Victoria, Queensland, Western Australia and NSW have a price line below which a first home buyer pays nothing, and the ACT charges eligible buyers nothing from 1 July 2026. Tasmania's exemption for established homes ended on 30 June 2026.

Is stamp duty the same as transfer duty?

Yes, in general. The same tax is called transfer duty in New South Wales, Queensland and Western Australia, land transfer duty in Victoria, and conveyance duty in the ACT.

What changed in 2026?

Western Australia moved its first home limits on 7 May 2026, Tasmania's established home exemption ended on 30 June 2026, the ACT began charging eligible buyers nothing from 1 July 2026, and Queensland added a citizen or residency test from 1 August 2026.