Stamp duty by state and territory: where to check
4 min read · reviewed 2 Nov 2026 · live figures as at 2 Nov 2026
Stamp duty is a state or territory tax on buying property, and it is paid on top of your deposit. The rules, names and concessions differ by state, so this guide sends you to each official revenue office instead of repeating rates that change.
What it is and why it matters for your loan
Moneysmart's Buying a house page (updated 14 October 2026) lists stamp duty with legal fees and inspections as buying costs you need to cover as well as the deposit. So the cash you need is not just the deposit. Lenders look at your savings and the loan size, so see what LVR means for how the deposit sets your loan, and lenders mortgage insurance for the cost that can apply when the deposit is under 20%.
This guide gives no duty rates or dollar amounts, because they depend on the price, the buyer and the date. Each office below publishes its own.
Where to check, state by state
Names and concessions below are only what each official page showed on 2 November 2026. A concession missing from a row does not mean none exists. Open the page.
| State or territory | What the office calls it | Official page | Concessions to look for |
|---|---|---|---|
| NSW | Transfer duty (stamp duty) | NSW Revenue: transfer duty, page updated 25 June 2026 | First Home Buyers Assistance Scheme (linked from the page), buying off the plan, surcharge purchaser duty for foreign persons |
| Victoria | Land transfer (stamp) duty | SRO Victoria: land transfer duty | First home buyer duty exemption or concession, off-the-plan concession, foreign purchaser additional duty |
| Queensland | Transfer duty (formerly stamp duty) | Queensland Revenue Office: transfer duty | First home (new home) and first home vacant land concessions, home concessions |
| Western Australia | Transfer duty (formerly stamp duty) | WA Government: transfer duty, page updated 20 February 2026 | Off-the-plan concession or rebate, foreign buyers duty. The page did not mention a first home owner concession, so check the office directly |
| South Australia | Stamp duty | RevenueSA: calculate stamp duty | Relief for eligible first home buyers, foreign ownership surcharge. This page would not load for an automated check, so confirm on the site |
| Tasmania | Property transfer duty (formerly stamp duty) | SRO Tasmania: property transfer duties, last published 30 September 2026 | First home buyer duty relief, pensioner duty concession, foreign investor duty surcharge |
| ACT | Conveyance duty (stamp duty) | ACT Revenue: duties | Home Buyer Concession Scheme, Off the Plan Unit Duty Exemption |
| Northern Territory | Stamp duty | NT Government: stamp duty, buying or selling a home | Ask the Territory Revenue Office what applies to you. This page would not load for an automated check |
How to estimate yours
Use the office's own calculator, not a rule of thumb.
| State or territory | Official calculator |
|---|---|
| NSW | Calculate your transfer duty |
| Victoria | Land transfer (stamp) duty calculator, asks for the contract date and the dutiable value |
| Queensland | Transfer duty estimator |
| Western Australia | Calculate duty |
| South Australia | RevenueSA calculate stamp duty |
| Tasmania | Duty calculator |
| ACT | Calculate your conveyance duty |
| Northern Territory | The Territory Revenue Office lists its calculators on its own site |
Steps:
- Pick the likely price, not only your budget. Victoria's calculator uses the dutiable value, which its page says is the greater of the purchase price or market value.
- Enter the contract date. Rules can change by date.
- Say whether you are a first home buyer and whether the property is new or off the plan, where the calculator asks.
- Run the numbers at the top and bottom of your price range.
- Add the result to your deposit and other buying costs before you decide what you can afford.
Concessions and how they connect to your loan
Concessions can change the cash you need, so check them before you set a budget. First home concessions are state schemes, separate from the federal ones in first home buyer schemes. Where a concession depends on the property being new or the buyer living in it, the revenue office page sets the conditions. Government schemes can also affect lenders mortgage insurance, covered in LMI.
Once you know the duty, check what your loan will cost. Compare current home loan rates and see the variable rate board. The lowest advertised standard variable rate was 5.69% on 2 Nov 2026, an advertised rate and not an offer to you.
Mistakes and what to ask
- Using an old figure from an article. Rates and thresholds change, so always use the calculator on the day.
- Forgetting duty when you work out your deposit.
- Assuming a concession applies. Read the eligibility conditions on the revenue office page.
- Not asking when duty is due. Moneysmart says you typically pay within 30 days of settlement, but your state's page and your conveyancer confirm the date.
Ask your conveyancer or solicitor: what duty do I owe, which concession applies, and by when must it be paid?
Check it on RateSonar
Common questions
Is stamp duty the same as transfer duty?
Mostly yes. NSW, Queensland, WA and Tasmania call it transfer duty or property transfer duty, and several pages note it was formerly called stamp duty. The ACT calls it conveyance duty. Victoria and the others still use stamp duty.
Do first home buyers pay stamp duty?
It depends on the state, the property and your circumstances. Moneysmart says first home buyers should check for exemptions, rebates or concessions. The table above points to each office's page.
Can I add stamp duty to my home loan?
Lenders differ and this guide has no official source that says either way. Ask your lender. A lender may still expect you to cover it from savings.
Is the figure from a calculator guaranteed?
No. Treat it as an estimate from the revenue office and confirm the amount with your conveyancer or solicitor before settlement.
Does stamp duty apply when I refinance?
Moneysmart's switching page (updated 29 October 2026) says you may be liable for stamp duty when you refinance and advises checking with your lender. See the refinancing checklist.
Sources
- Moneysmart: Buying a house · page updated 14 October 2026, checked 2 November 2026
- Moneysmart: Switching home loans · page updated 29 October 2026, checked 2 November 2026
- NSW Revenue: transfer duty · page updated 25 June 2026, checked 2 November 2026
- SRO Victoria: land transfer duty · no update date shown, checked 2 November 2026
- Queensland Revenue Office: transfer duty · no update date shown, checked 2 November 2026
- WA Government: transfer duty · page updated 20 February 2026, checked 2 November 2026
- RevenueSA: calculate stamp duty · page would not load for automated checking, details from a search extract, checked 2 November 2026
- SRO Tasmania: property transfer duties · last published 30 September 2026, checked 2 November 2026
- ACT Revenue: duties · no update date shown, checked 2 November 2026
- NT Government: stamp duty, buying or selling a home · page would not load for automated checking, checked 2 November 2026