Stamp duty is usually the biggest cost of buying a home after the deposit, and it isn't added to your loan. Each state and territory sets its own rates and its own help for first home buyers, and several changed them in 2026.
Here's how duty is worked out, what first home buyers pay in each state, and the same A$750,000 home taxed across the country.
How stamp duty is worked out
Most states charge duty on a marginal scale: a fixed amount for the value up to a threshold, plus a rate per A$100 above it. The price is usually rounded up to the next A$100 first. The Northern Territory uses a formula up to A$525,000 and a flat 4.95% above it, and Victoria charges 5.5% of the whole price between A$960,000 and A$2 million.
Duty = base amount for the band + (price − band threshold) ÷ 100 × rate per A$100Duty is charged on the dutiable value, which is the price or the market value, whichever is higher.
First home buyers in 2026
| Where | No duty up to | Reduced duty up to |
|---|---|---|
| NSW | A$800,000 (land A$350,000) | A$1,000,000 (land A$450,000) |
| Victoria | A$600,000 | A$750,000 |
| Queensland | Under A$700,000 (existing home); any price (new home or land) | A$800,000 (existing home) |
| Western Australia | A$600,000 (land A$450,000) | A$800,000 (land A$550,000) |
| South Australia | Any price for a new home or land | No relief on existing homes |
| Tasmania | Ended 30 June 2026 | None |
| ACT | Any price, if no buyer owned property in 5 years | Not needed |
| Northern Territory | None | None |
WA lifted its thresholds on 7 May 2026, the ACT removed the price and income caps on 1 July 2026, and Tasmania's exemption for existing homes ended on 30 June 2026. Queensland's home concessions need citizenship or permanent residency for contracts from 1 August 2026.
A A$750,000 home in every state
| Where | Investor | Living in it | First home buyer |
|---|---|---|---|
| NSW | A$27,937 | A$27,937 | A$0 |
| Victoria | A$40,070 | A$40,070 | A$40,070 |
| Queensland | A$26,775 | A$19,600 | A$10,925 |
| Western Australia | A$29,741 | A$29,741 | A$24,225 |
| South Australia | A$35,080 | A$35,080 | A$35,080 |
| Tasmania | A$28,935 | A$28,935 | A$28,935 |
| ACT | A$22,200 | A$19,208 | A$0 |
| Northern Territory | A$37,125 | A$37,125 | A$37,125 |
Worked examples
Example: NSW first home buyer, A$850,000
Ordinary duty at A$850,000: A$32,437. Ordinary duty at A$800,000: A$30,187.
The concession takes off A$30,187 × (A$1,000,000 − A$850,000) ÷ A$200,000 = A$22,640.
Duty: A$9,797, a saving of A$22,640.
Example: Victoria first home buyer, A$650,000
General duty: A$2,870 + 6% × A$520,000 = A$34,070.
Concession: duty × (A$650,000 − A$600,000) ÷ A$150,000, so a third of it is payable.
Duty: A$11,357.
Example: Queensland first home buyer, existing home, A$750,000
Home concession duty: A$10,150 + 4.5% × A$210,000 = A$19,600.
First home concession for A$750,000 to A$759,999: A$8,675.
Duty: A$10,925.
To see how much you can borrow once duty is paid, use the borrowing power calculator.
How to use this calculator
- Choose the state or territory and enter the price.
- Pick an existing home, a new home or land to build on.
- Say whether you'll live in it and whether you're a first home buyer.
- Tick foreign buyer if you're not an Australian citizen or permanent resident.
FAQs
Do first home buyers pay stamp duty?
In NSW not up to A$800,000, in Victoria not up to A$600,000, in WA not up to A$600,000, and in the ACT not at all if you qualify. Queensland and SA charge nothing on new homes. Tasmania's exemption ended on 30 June 2026.
Is stamp duty charged on the price or the value?
On the dutiable value: the price you pay or the market value, whichever is higher.
Can I add stamp duty to my home loan?
Lenders don't usually lend it on top of the price, so it's paid from your savings, which is why it matters for your deposit.
When do I pay stamp duty?
Usually at settlement, through your conveyancer. Queensland allows 30 days after settlement, and some states let you defer duty on off-the-plan purchases.
Sources
- Revenue NSW: First Home Buyers Assistance Scheme
- SRO Victoria: Land transfer duty, general rates
- SRO Victoria: Principal place of residence rates
- Queensland Revenue Office: First home concession
- RevenueWA: Transfer duty assessment
- SRO Tasmania: Rates of duty
- ACT Revenue Office: Home Buyer Concession Scheme
- RevenueSA: Buying a residential property
Results are estimates for Australian residents and aren't tax or financial advice. For your own return, check with a registered tax agent. Spotted a mistake? Tell us.