How transfer duty works
Each state sets its own sliding scale: the more expensive the property, the higher the rate on each extra dollar. On top of the general rates, most states offer:
- First home buyer exemptions and concessions up to a price cap.
- Owner-occupier concessions — Victoria’s principal place of residence concession up to $550,000, Queensland’s home concession rates, and WA’s concessional rate for homes up to $200,000.
- Surcharges for foreign purchasers (and premium duty above $3.87 million for NSW homes).
Worked example: a $750,000 home
$750,000 home to live in, NSW
In NSW the duty is $11,602 plus 4.5% of the $363,000 above $387,000: $27,937. A first home buyer at this price pays nothing.
Stamp duty$27,937NSW
- Effective rate
- 3.72%
- Saving from concessions
- $0
Same purchase in each state (no concession)
| State | General duty | Effective rate |
|---|---|---|
| NSW | $27,937 | 3.72% |
| VIC | $40,070 | 5.34% |
| QLD | $26,775 | 3.57% |
| WA | $29,741 | 3.97% |
| SA | $35,080 | 4.68% |
| TAS | $28,935 | 3.86% |
The same home costs $40,070 in Victoria, $19,600 in Queensland with the home concession, and $29,741 in Western Australia.
What changed recently
- NSW indexed its brackets on 1 July 2026; the premium threshold rose to $3,870,000.
- Western Australia raised its first home owner thresholds for agreements from 7 May 2026: no duty up to $600,000 and a concession to $800,000.
- Queensland abolished duty for first home buyers of new homes and vacant land from 1 May 2025.
- Tasmania’s 100% exemption for first home buyers of established homes up to $750,000 ended for transfers after 30 June 2026.
Tips
- Check eligibility early. First home concessions usually require you to live in the home for 6–12 months and have never owned residential property in Australia.
- Budget for other costs: transfer and mortgage registration fees, conveyancing, building and pest inspections.
- Investors: stamp duty forms part of your capital gains tax cost base — keep the settlement statement.