Stamp Duty by State — A Quick Guide for Australian Brokers
Stamp duty is one of the most common questions brokers field from clients — and one of the trickiest to answer quickly. Rates vary by state, property type, and buyer status, and they change regularly.
This guide gives you a clear snapshot of how stamp duty works across Australia, so you can give clients fast, confident answers.
What is stamp duty?
Stamp duty (also called transfer duty) is a state government tax paid when you buy property. It's calculated as a percentage of the property's purchase price or market value, whichever is higher. The rate increases in tiers — the more expensive the property, the higher the percentage.
Every state and territory sets its own rates, thresholds, and exemptions.
State-by-state overview
New South Wales
NSW uses a tiered rate structure from 1.25% to 7% depending on property value. First home buyers pay no stamp duty on properties up to $800,000 (new and existing homes), with a sliding concession up to $1,000,000.
NSW also offers the option to pay an annual property tax instead of upfront stamp duty for properties under $1.5 million — worth flagging to clients who prefer smaller ongoing payments.
Victoria
Victoria's rates range from 1.4% to 6.5%, with an additional premium for properties over $2 million. First home buyers are exempt on properties up to $600,000, with concessions up to $750,000.
Off-the-plan concessions are available, reducing the dutiable value to the land component only in some cases.
Queensland
Queensland has rates from 1.0% to 5.75%. First home buyers purchasing a new home up to $700,000 pay no transfer duty, with concessions up to $800,000. The home must be new or substantially renovated.
Queensland also offers concessions for home concession (owner-occupied) purchases at all price points.
South Australia
Rates range from 1.0% to 5.5%. No broad stamp duty exemption exists for first home buyers, but the $15,000 First Home Owner Grant is available for new homes up to $650,000.
Western Australia
WA has rates from 1.9% to 5.15%. First home buyers are exempt on properties up to $530,000, with concessions up to $400,000 for vacant land. The First Home Owner Grant of $10,000 applies to new homes up to $750,000.
Tasmania
Rates range from 1.75% to 4.5% — among the lowest in Australia. A 50% duty concession is available for first home buyers on established homes up to $600,000, with full exemptions for some new builds.
ACT
The ACT is progressively abolishing stamp duty, replacing it with higher annual land rates. Current rates still apply but are being reduced each year. First home buyers with household income under $160,000 are exempt on properties up to $1,000,000.
Northern Territory
The NT offers the most generous concessions. The Territory Home Owner Discount provides up to $18,601 off stamp duty for owner-occupiers. First home buyers can access additional concessions, and the $10,000 First Home Owner Grant applies to new homes.
What brokers need to remember
- Always check current thresholds — governments adjust these in budgets, sometimes mid-year
- Ask about buyer status early — first home buyer, investor, or upgrader changes the calculation significantly
- Factor in foreign buyer surcharges — most states add 7-8% surcharge for foreign purchasers
- Off-the-plan concessions vary — some states only apply concessions to the land value, not the full contract price
- Don't forget the First Home Owner Grant — it's separate from stamp duty concessions and can stack
How BrokerIQ helps
Instead of juggling state government websites and manual calculations, BrokerIQ includes a built-in stamp duty calculator that covers all states and territories. Enter the property value, state, and buyer type — get an instant estimate you can share with your client.
It's one of several quick calculators built into the BrokerIQ workspace, alongside borrowing capacity, equity, split loan, refinance, and offset calculators.
Try BrokerIQ free for 30 days — no credit card required.