Stamp Duty (also called transfer duty) is a state government tax you pay when purchasing property or transferring ownership. It's one of the largest upfront costs when buying a home—often $20,000-$60,000 on median properties.
How Stamp Duty Works
Stamp duty is calculated as a percentage of the property's value, using a tiered system where higher-value properties pay progressively more.
Key points:
- Paid once at settlement (not ongoing)
- Varies significantly by state
- Based on purchase price or market value (whichever is higher)
- Separate calculations for owner-occupied vs investment properties
- First home buyers often get concessions or exemptions
Stamp Duty by State (2025)
New South Wales
Example 1: First home buyer, $650,000 home
- Purchase price: $650,000
- Stamp duty: $0 (full exemption for first home buyers on properties under $800,000)
Example 2: Owner-occupier, $900,000 home
- Purchase price: $900,000
- Stamp duty: $35,890
Example 3: Investor, $750,000 property
- Purchase price: $750,000
- Stamp duty: $28,240
- Foreign buyer surcharge (if applicable): +$60,000 (8%)
Calculation formula:
- $0 - $16,000: $1.25 per $100
- $16,001 - $35,000: $175 + $1.50 per $100
- $35,001 - $93,000: $460 + $1.75 per $100
- $93,001 - $351,000: $1,475 + $3.50 per $100
- $351,001 - $1,168,000: $10,505 + $4.50 per $100
- Over $1,168,000: $47,270 + $5.50 per $100
Victoria
Example 1: First home buyer, $600,000 home
- Purchase price: $600,000
- Stamp duty: $0 (full exemption under $600,000)
Example 2: Owner-occupier, $850,000 home
- Purchase price: $850,000
- Stamp duty: $46,070
Example 3: Investor, $700,000 property
- Purchase price: $700,000
- Stamp duty: $38,070
Calculation formula:
- $0 - $25,000: 1.4%
- $25,001 - $130,000: $350 + 2.4%
- $130,001 - $960,000: $2,870 + 6%
- Over $960,000: $52,670 + 6.5%
Queensland
Example 1: First home buyer, $550,000 home
- Purchase price: $550,000
- Stamp duty: $0 (full exemption under $700,000 for new homes)
Example 2: Owner-occupier, $800,000 home
- Purchase price: $800,000
- Stamp duty: $29,500
Example 3: Investor, $650,000 property
- Purchase price: $650,000
- Stamp duty: $23,475
Calculation formula:
- $0 - $5,000: Nil
- $5,001 - $75,000: $1.50 per $100
- $75,001 - $540,000: $1,050 + $3.50 per $100
- $540,001 - $1,000,000: $17,325 + $4.50 per $100
- Over $1,000,000: $38,025 + $5.75 per $100
South Australia
Example: Owner-occupier, $750,000 home
- Purchase price: $750,000
- Stamp duty: $32,830
First home buyer concessions:
- Properties under $650,000: Discounted rates (can save $10K-$20K)
Western Australia
Example: Owner-occupier, $700,000 home
- Purchase price: $700,000
- Stamp duty: $25,765
First home buyer grant:
- New homes under $750,000: $10,000 grant (doesn't reduce stamp duty, separate benefit)
Tasmania
Example: Owner-occupier, $600,000 home
- Purchase price: $600,000
- Stamp duty: $20,475
First home buyer concessions:
- Properties under $600,000: 50% discount or full exemption (depending on price)
Australian Capital Territory
Progressive phase-out: ACT is transitioning to a no-stamp-duty model, replacing it with higher annual rates over 20 years.
Example: Owner-occupier, $800,000 home (2025)
- Purchase price: $800,000
- Stamp duty: ~$12,000 (reduced rate, continues to decline annually)
Northern Territory
Example: Owner-occupier, $550,000 home
- Purchase price: $550,000
- Stamp duty: $23,743
First home buyer discount:
- Properties under $650,000: Potential savings of $5,000-$15,000
First Home Buyer Exemptions and Concessions
Full Exemptions (Pay $0)
NSW:
- New homes: Under $800,000
- Existing homes: Under $650,000
Victoria:
- Homes under $600,000
- Partial concession $600K-$750K (phased reduction)
Queensland:
- New homes: Under $700,000
- Existing homes: Under $550,000
Savings example:
- NSW first home buyer purchasing $620,000 existing home
- Standard stamp duty: $24,290
- First home buyer pays: $0
- Savings: $24,290
Partial Concessions
Victoria: $600K-$750K properties
- $650,000 home: Pay ~$5,000 (instead of $31,070)
- $700,000 home: Pay ~$10,000 (instead of $38,070)
- $740,000 home: Pay ~$15,000 (instead of $40,470)
Queensland: $550K-$700K existing homes
- Discounted rate applies
- Savings: $10,000-$20,000 typically
Surcharges for Investors and Foreign Buyers
Foreign Buyer Surcharges
NSW:
- Additional 8% on purchase price
- $750,000 property: +$60,000 surcharge
Victoria:
- Additional 8% on purchase price
- $650,000 property: +$52,000 surcharge
Queensland:
- Additional 8% on purchase price
- $700,000 property: +$56,000 surcharge
Example: Foreign buyer in Sydney
- Property: $900,000
- Standard stamp duty: $35,890
- Foreign buyer surcharge: $72,000 (8%)
- Total: $107,890
Vacancy Taxes (Separate from Stamp Duty)
Victoria:
- 1% annual tax on vacant properties owned by foreign buyers
- $650,000 property: $6,500/year if vacant
NSW:
- 2% annual surcharge on land value for foreign buyers
- Applies whether vacant or not
How to Pay Stamp Duty
Payment Timeline
At settlement:
- Stamp duty is due within 30 days of signing the contract (varies by state)
- Usually paid by your conveyancer/solicitor on your behalf
- Funds must be available at settlement
Payment Methods
Option 1: Cash payment (most common)
- Save the full amount before settlement
- Paid directly from your funds at settlement
Example:
- Property: $800,000
- Deposit (10%): $80,000
- Stamp duty (NSW): $31,090
- Conveyancing: $1,800
- Building inspection: $600
- Total upfront cash needed: $113,490 (plus moving costs)
Option 2: Add to your mortgage Some lenders let you borrow stamp duty as part of your home loan (increases LVR).
Example:
- Property: $700,000
- Stamp duty: $26,000
- Deposit: $70,000 (10%)
- Loan amount: $630,000 + $26,000 = $656,000
- LVR: 93.7% (will require LMI, typically $20K-$30K)
Warning: Borrowing stamp duty increases your LVR, often triggering LMI and reducing serviceability.
Option 3: Stamp duty loans (rarely used)
- Specialist short-term loans for stamp duty
- Rates: 8-12% p.a.
- Usually paid off within 1-2 years
- Only if you can't access other funds
Strategies to Reduce Stamp Duty
1. Buy Under Concession Thresholds
Example: Victoria
- Option A: $620,000 property = $0 stamp duty (first home buyer)
- Option B: $780,000 property = $42,470 stamp duty
- Savings by buying cheaper: $42,470
2. Negotiate Inclusions Separately
Stamp duty is on the property value only. Negotiate to buy furniture/appliances separately at market value.
Example:
- Property listing: $780,000 (includes $30,000 worth of furniture)
- Renegotiate as: $750,000 property + $30,000 furniture (separate invoice)
- Stamp duty saved: ~$1,350 (on $30K difference)
Warning: This must be genuine and at market value. Undervaluing property to avoid stamp duty is illegal (tax fraud).
3. Purchase as a First Home Buyer
Example: NSW couple
- Property: $780,000
- Standard stamp duty: $30,090
- First home buyer exemption: $0 (under $800K for new homes)
- Savings: $30,090
4. Buy in States with Lower Rates
Example: $700,000 property
- NSW stamp duty: $26,490
- QLD stamp duty: $23,475
- Difference: $3,015
Example: $900,000 property
- VIC stamp duty: $48,070
- QLD stamp duty: $29,500
- Difference: $18,570
5. Off-the-Plan Purchases
Some states offer stamp duty concessions for off-the-plan properties.
Victoria:
- Potential 25% discount on new apartments
- $600,000 apartment: Save ~$7,500
Common Mistakes to Avoid
1. Not Budgeting for Stamp Duty
Scenario:
- You save a $100,000 deposit for a $1,000,000 home
- You forget about stamp duty ($55,000 in VIC)
- At settlement, you're $55,000 short
- Result: Loan application denied or scramble to borrow more (triggering LMI)
Solution: Always calculate total upfront costs:
- Deposit (10-20%)
- Stamp duty ($20K-$60K typically)
- Conveyancing ($1,200-$2,500)
- Building/pest inspections ($400-$800)
- Moving costs ($1,000-$3,000)
2. Assuming First Home Buyer Exemption Applies
Scenario:
- You previously owned investment property in 2018 (sold it)
- You think you're a "first home buyer" because you don't currently own property
- You buy a $650,000 home in NSW
- You're charged full stamp duty ($24,290)
Reality: "First home buyer" means you've NEVER owned property anywhere in Australia.
3. Underestimating Foreign Buyer Surcharges
Scenario:
- Non-resident buying $850,000 property in Melbourne
- Assumes stamp duty is ~$46,000 (standard rate)
- Forgets 8% foreign buyer surcharge (+$68,000)
- Total stamp duty: $114,070
4. Not Checking Eligibility Deadlines
Scenario:
- You sign a contract on December 15, 2025
- You plan to move in by February 2026
- State changes first home buyer thresholds on January 1, 2026
- Your property no longer qualifies for exemption
- You owe $25,000 in stamp duty
Solution: Confirm eligibility before signing contracts, not at settlement.
Stamp Duty vs Other Property Costs
Typical cost breakdown for $700,000 property purchase (NSW, non-first home buyer):
| Cost | Amount | % of Property Price | |------|--------|---------------------| | Deposit (20%) | $140,000 | 20.0% | | Stamp duty | $26,490 | 3.8% | | Conveyancing | $1,800 | 0.3% | | Building inspection | $600 | 0.1% | | Total upfront | $168,890 | 24.1% |
For first home buyers (same property, NSW):
| Cost | Amount | % of Property Price | |------|--------|---------------------| | Deposit (10%) | $70,000 | 10.0% | | Stamp duty | $0 | 0.0% | | Conveyancing | $1,800 | 0.3% | | Building inspection | $600 | 0.1% | | LMI (90% LVR) | $18,000 | 2.6% | | Total upfront | $90,400 | 12.9% |
Final Thoughts
Stamp duty is a significant cost that varies dramatically by:
- State (NSW and VIC are most expensive)
- Property value (progressive tiers mean higher properties pay disproportionately more)
- Buyer type (first home buyer vs investor vs foreign buyer)
- Property type (new vs existing, residential vs commercial)
Key takeaways:
- Budget $20,000-$60,000 for stamp duty on median homes
- First home buyers can save $10,000-$30,000+ with exemptions
- Foreign buyers pay an extra 8% in most states
- Stamp duty is due at settlement—plan your savings accordingly
Before you buy:
- Use your state's stamp duty calculator online
- Confirm first home buyer eligibility if applicable
- Factor stamp duty into your total deposit calculation
- Speak to a NIK Finance broker about structuring your purchase to minimize total costs
Example savings:
- $750,000 property in NSW
- First home buyer: $0 stamp duty
- Non-first home buyer: $28,240 stamp duty
- Savings: $28,240 (can be redirected to larger deposit, better loan terms, or home improvements)
Don't let stamp duty derail your property purchase—plan ahead and use available concessions to minimize this significant cost.