Question 1

Who pays stamp duty — the buyer or the seller?

Accepted Answer

The buyer pays transfer (stamp) duty, not the seller. If you are selling one property and buying another, you pay duty on the place you buy, on top of the purchase price, so it belongs in your budget from the start.

Question 2

When should I think about stamp duty if I'm selling and buying?

Accepted Answer

As soon as you start planning your next purchase. Duty is often the largest government cost of buying, and in most states it is due at or shortly after settlement. Knowing the figure early helps you set a realistic budget and align your sale and purchase dates.

Question 3

How much is stamp duty in Australia?

Accepted Answer

It depends on the state, the price, and whether a concession applies. As a guide, duty on a $700,000 established home for an owner-occupier ranges from about $17,000 in the ACT and Queensland to about $37,000 in Victoria under 2026-27 rates. Use the calculator for your state for an exact figure.

Question 4

Do first home buyers pay stamp duty?

Accepted Answer

Often little or none, but the rules differ sharply by state. NSW, VIC, WA and the ACT offer exemptions or concessions up to set price caps; SA and QLD focus relief on new homes and land; Tasmania's exemption closed on 30 June 2026. Each state guide sets out the current thresholds.

Question 5

Which states charge foreign buyers a surcharge?

Accepted Answer

NSW (9%), VIC, QLD and TAS (8%), and WA and SA (7%) all add a foreign purchaser surcharge on residential property, on top of ordinary duty. The ACT and NT do not charge a conveyance-duty surcharge. Commonwealth FIRB rules apply everywhere.

Question 6

Can I add stamp duty to my mortgage?

Accepted Answer

Not directly — duty is an upfront cost due around settlement. Some buyers borrow more to cover it where their deposit and equity allow, but that increases interest and can trigger lenders mortgage insurance. Most buyers pay it from savings at or before settlement.

Question 7

How is stamp duty calculated?

Accepted Answer

On the dutiable value — the purchase price or market value, whichever is higher — using a sliding scale of brackets set by each state's revenue office. Concessions for first home buyers or owner-occupiers can reduce or remove it. Our calculators apply the current scale and concessions for you.

Question 8

When is stamp duty due?

Accepted Answer

It varies: within three months of exchange in NSW and Tasmania, within 30 days of settlement in Victoria and Queensland, before settlement in WA and SA, and, in the ACT, within 14 days of an assessment issued after title registration. Your conveyancer arranges payment.

Question 9

Is stamp duty being abolished?

Accepted Answer

Not nationally. The ACT is phasing conveyance duty down over many years, and some states have expanded first home buyer relief, but stamp duty remains a major cost for most buyers in 2026-27. Always check the current position for your state.

Question 10

How can I reduce the stamp duty I pay?

Accepted Answer

Check whether you qualify as a first home buyer or owner-occupier, whether a new home, off-the-plan or vacant land concession applies, and whether the price sits under a threshold. A licensed conveyancer can confirm eligibility before you sign.

State	Duty on $700k	First home buyers	When you pay	Tools
NSW	$25,687	No duty up to $800,000 and a reduced rate to $1 million (new or established). Vacant land: exempt to $350,000, concession to $450,000.	Within 3 months of exchange, or at settlement if earlier. Off-the-plan owner-occupiers can defer up to 12 months.	Guide · Calculator
VIC	$37,070	No duty up to $600,000 and a tapered concession from $600,001 to $750,000, for new and established homes.	Within 30 days of settlement. In practice it is paid at settlement through electronic conveyancing (PEXA).	Guide · Calculator
QLD	$17,350	No duty on new homes or vacant land at any price (contracts from 1 May 2025). Established homes: no duty to $700,000, phasing out at $800,000.	Your transaction must be lodged within 30 days of liability arising. In practice duty is paid at or before settlement.	Guide · Calculator
WA	$27,265	For contracts from 7 May 2026: no duty up to $600,000 and a concession to $800,000 for homes; land exempt to $450,000, concession to $550,000.	Lodge within 2 months of the contract date; duty is paid before settlement so the transfer can be registered.	Guide · Calculator
SA	$32,330	No stamp duty on new homes, off-the-plan apartments or vacant land, with no price cap. Established homes get no first home buyer relief.	At settlement, through RevenueSA Online as part of electronic conveyancing. The transfer cannot be registered until duty is paid.	Guide · Calculator
TAS	$26,747.50	The 100% exemption for established homes up to $750,000 ended for purchases settling after 30 June 2026. Full duty currently applies.	Within 3 months of the dutiable transaction. In practice your conveyancer arranges payment at or around settlement.	Guide · Calculator
ACT	$17,048	From 1 July 2026: no duty for eligible buyers, with no income test and no price cap. No buyer can have owned property in the last 5 years.	Not at settlement. Under barrier-free conveyancing, you pay within 14 days of the notice of assessment issued after title registration.	Guide · Calculator
NT	$34,650	No duty exemption, but the HomeGrown Territory grant pays $50,000 towards a new home, and eligible house and land packages are duty free to 30 June 2027.	Within 60 days of entering into the transaction or at settlement, whichever comes first.	Guide · Calculator

Stamp duty calculators for every Australian state & territory

At a glance: duty on a $700,000 established home

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Stamp duty questions, answered