Unloan | Stamp duty when buying a house in Australia: What you need to know

Things to know about stamp duty when buying a house

Learn how stamp duty works when buying a house in Australia, including how it’s calculated, exemptions, and how to budget for it.

Updated on

27 Nov 2025

minute read

When you’re buying a house, there are a few extra costs that can be worth keeping in mind. While building and pest inspections and conveyancing fees can set you back anywhere from a few hundred to a couple of thousand, the one that really takes the cake is stamp duty.

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What is stamp duty?

Stamp duty, also known as transfer duty, is a government tax that’s charged when you buy a property in Australia.

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After your deposit and mortgage itself, stamp duty is one of the biggest expenses you’ll have to foot the bill for when it comes to buying a home, so it’s important that you take this cost into account when deciding whether or not you can afford a property.

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It’s essential that you pay stamp duty within the required period. If you don’t pay your stamp duty, the property transfer won’t be completed.

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How much is stamp duty?

The exact amount you’re charged depends on several key factors, including:

The state or territory where your property is built,
The price of your property, and
Whether or not you’re entitled to any exemptions or concessions.

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Here’s a quick overview of how stamp duty works state by state.

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Australian Capital Territory

In the ACT, stamp duty is also known as conveyancing duty. The government has been working to reduce the stamp duty rates on residential properties. As of the 1st of July 2023, the duty rate for eligible owner-occupier transactions is as follows:

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Value of Non-Commercial Property	Duty Payable: Owner Occupier
Up to $260,000	$0.49 per $100 or part of thereof up to $260,000
$260,001 to $300,000	$1,274 plus $2.20 per $100 or part thereof by which the value exceeds $260,000
$300,001 to $500,000	$2,154 plus $3.40 per $100, or part thereof by which the value exceeds $300,000
$500,001 to $750,000	$8,954 plus $4.32 per $100, or part thereof by which the value exceeds $500,000
$750,001 to $1,000,000	$19,754 plus $5.90 per $100, or part thereof by which the value exceeds $750,000
$1,000,001 to $1,455,000	$34,504 plus $6.40 per $100, or part thereof by which the value exceeds $1,000,000
More than $1,455,000	A flat rate of $4.54 per $100 applied to the total transaction value

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New South Wales

In NSW, you have to pay transfer duty based on the property’s sale price or its current market value, whichever is higher. The NSW government charges a standard transfer duty rate, as well as a premium duty rate for residential properties worth more than $3 million. The threshold amounts of standard transfer duty and premium duty rates are adjusted each year in line with movements in the Sydney Consumer Price Index (CPI). Here are the transfer duty rates as of the 1st of July 2023:

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Property value	Transfer duty rate
$0 to $16,000	$1.25 for every $100 (minimum $10)
$16,000 to $35,000	$200 plus $1.50 for every $100 over $16,000
$35,000 to $93,000	$485 plus $1.75 for every $100 over $35,000
$93,000 to $351,000	$1,500 plus $3.50 for every $100 over $93,000
$351,000 to $1,168,000	$10,530 plus $4.50 for every $100 over $351,000
Over $1,168,000	$47,295 plus $5.50 for every $100 over $1,168,000

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Northern Territory

In the NT, stamp duty must be paid within 60 days of settlement. Here’s an overview of how stamp duty is calculated in the NT:

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Property value	Stamp duty payable
Up to $525,000	(0.06571441 x V) + 15V, where V is 0.1% of the property’s value
$525,000 to $3,000,000	4.95% of the property value
$3,000,001 to $5,000,000	5.75% of the property value
More than $5,000,000	5.95% of the property value

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Queensland

In Queensland, transfer duty on land is usually calculated on either the unencumbered value of the property or the amount you agree to pay (the consideration), whichever is higher. This figure is called the ‘dutiable value’. Essentially, this means that you’ll still have to pay transfer duty, even when no money is paid or the property is a gift.

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Here are the current transfer duty rates in Queensland:

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Dutiable value	Duty rate
Not more than $5,000	Nil
More than $5,000 up to $75,000	$1.50 for each $100, or part of $100, over $5,000
$75,000 to $540,000	$1,050 plus $3.50 for each $100, or part of $100, over $75,000
$540,000 to $1,000,000	$17,325 plus $4.50 for each $100, or part of $100, over $540,000
More than $1,000,000	$38,025 plus $5.75 for each $100, or part of $100, over $1,000,000

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South Australia

Stamp duty in SA is calculated on the purchase price or the market value of the property, whichever is higher.

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Where value of the property conveyed	Amount of stamp duty
Does not exceed $12,000	$1.00 for every $100 or part of $100
Exceeds $12,000 but not $30,000	$120 plus $2.00 for every $100 or part of $100 over $12,000
Exceeds $30,000 but not $50,000	$480 plus $3.00 for every $100 or part of $100 over $30,000
Exceeds $50,000 but not $100,000	$1,080 plus $3.50 for every $100 or part of $100 over $50,000
Exceeds $100,000 but not $200,000	$2,830 plus $4.00 for every $100 or part of $100 over $100,000
Exceeds $200,000 but not $250,000	$6,830 plus $4.25 for every $100 or part of $100 over $200,000
Exceeds $250,000 but not $300,000	$8,955 plus $4.75 for every $100 or part of $100 over $250,000
Exceeds $300,000 but not $500,000	$11,330 plus $5.00 for every $100 or part of $100 over $300,000
Exceeds $500,000	$21,330 plus $5.50 for every $100 or part of $100 over $500,000

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Tasmania

In Tasmania, the duty is payable within 3 months of settlement by the purchaser.

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Value of the property (including chattels)	Duty payable
Not more than $3,000	$50
More than $3,000 but not more than $25,000	$50 plus $1.75 for every $100, or part, by which the dutiable value exceeds $3,000
More than $25,000 but not more than $75,000	$435 plus $2.25 for every $100, or part, by which the dutiable value exceeds $25,000
More than $75,000 but not more than $200,000	$1,560 plus $3.50 for every $100, or part, by which the dutiable value exceeds $75,000
More than $200,000 but not more than $375,000	$5,935 plus $4.00 for every $100, or part, by which the dutiable value exceeds $200,000
More than $375,000 but not more than $725,000	$12,935 plus $4.25 for every $100, or part, by which the dutiable value exceeds $375,000
More than $725,000	$27,810 plus $4.50 for every $100, or part, by which the dutiable value exceeds $725,000

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Victoria

In Victoria, land transfer duty is calculated based on either the price you paid for the property or the price for which it may be reasonably sold on the open market, whichever is higher.

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Dutiable value range	Rate
$0 - $25,000	1.4% of the dutiable value of the property
> $25,000 - $130,000	$350 plus 2.4% of the dutiable value in excess of $25,000
> $130,000 - $960,000	$2870 plus 6% of the dutiable value in excess of $130,000
>$960,000 - $2,000,000	5.5% of the dutiable value
More than $2,000,000	$110,000 plus 6.5% of the dutiable value in excess of $2,000,000

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Western Australia

In WA, stamp duty is calculated based on the market value of your property. When you buy a home in WA, you have to lodge your documents for assessment of stamp duty within 2 months of the purchase date. From there, a duties assessment is issued and you have 1 month to pay your stamp duty.

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Dutiable value	Rate
$0 - $120,000	$1.90 per $100 or part thereof
$120,001 - $150,000	$2,280 + $2.85 per $100 or part thereof above $120,000
$150,001 - $360,000	$3,135 + $3.80 per $100 or part thereof above $150,000
$360,001 - $725,000	$11,115 + $4.75 per $100 or part thereof above $360,000
$725,001 +	$28,453 + $5.15 per $100 or part thereof above $725,000

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Most states and territories offer concessions and stamp duty exemptions if you meet the eligibility criteria. If you’re after a little more information on how much stamp duty you could be looking at, your best bet is to check your state or territory government website.

This article is intended to provide general information only. It does not have regard to the financial situation or needs of any reader and must not be relied upon as financial product advice. Please consider seeking financial advice before making any decision based on this information.

Unloan is a division of Commonwealth Bank of Australia.

Applications are subject to credit approval, satisfactory security and you must have a minimum 20% equity in the property. Minimum loan amount $10,000, maximum loan amount $10,000,000, and total borrowings per customer across all Unloan loans is $10,000,000. (For purchase loans a minimum 10% equity is required - however a Lenders Mortgage Insurance (LMI) premium and higher interest rate apply. In some cases, depending on the property’s location or type, an LMI premium may also be required for LVR between 70.01% to 80%). For loans with Lenders Mortgage Insurance (LMI) the minimum loan amount is $10,000, maximum loan amount is $3,000,000 and total borrowings per customer across all Unloan loans is limited to $3,000,000).

Unloan offers a 0.01% per annum loyalty discount on the Unloan Live-In rate or Unloan Invest rate upon settlement. On each anniversary of your loan’s settlement date (or the day prior to the anniversary of your loan’s settlement date if your loan settled on 29th February and it is a leap year) the margin discount will increase by a further 0.01% per annum up to a maximum discount of 0.30% per annum. Unloan may withdraw this discount at any time. The discount is applied for each loan you have with Unloan.

*At Unloan, we do not charge any annual, application, banking, account, transaction, late or exit fees. In certain circumstances you may be required to pay a Lenders Mortgage Insurance (LMI) premium. Learn more about why this is applied and how it works. Government fees may also apply. Learn more about government fees here. Your current lender may charge an exit fee when refinancing.

This article is intended to provide general information only. It does not have regard to the financial situation or needs of any reader and must not be relied upon as financial product advice. Please consider seeking independent taxation and financial advice before making any decision based on this information.

Tax law is complex and subject to change. For the latest information, check the ATO website or with your accountant or financial advisor.

Unloan is a division of Commonwealth Bank of Australia is also not a registered tax (financial) adviser under the Tax Agent Services Act 2009 and you should seek tax advice from a registered tax agent or a registered tax (financial) adviser if you intend to rely on this information to satisfy the liabilities or obligations or claim entitlements that arise, or could arise, under a taxation law.

Applications are subject to credit approval, satisfactory security and you must have a minimum 20% equity in the property. Minimum loan amount $10,000, maximum loan amount $10,000,000, and total borrowings per customer across all Unloan loans is $10,000,000. (For purchase loans a minimum 10% equity is required - however a Lenders Mortgage Insurance (LMI) premium and higher interest rate apply. In some cases, depending on the property’s location or type, an LMI premium may also be required for LVR between 70.01% to 80%). For loans with Lenders Mortgage Insurance (LMI) the minimum loan amount is $10,000, maximum loan amount is $3,000,000 and total borrowings per customer across all Unloan loans is limited to $3,000,000).

Unloan offers a 0.01% per annum loyalty discount on the Unloan Live-In rate or Unloan Invest rate upon settlement. On each anniversary of your loan’s settlement date (or the day prior to the anniversary of your loan’s settlement date if your loan settled on 29th February and it is a leap year) the margin discount will increase by a further 0.01% per annum up to a maximum discount of 0.30% per annum. Unloan may withdraw this discount at any time. The discount is applied for each loan you have with Unloan.

*At Unloan, we do not charge any annual, application, banking, account, transaction, late or exit fees. In certain circumstances you may be required to pay a Lenders Mortgage Insurance (LMI) premium. Learn more about why this is applied and how it works. Government fees may also apply. Learn more about government fees here. Your current lender may charge an exit fee when refinancing.

This article is intended to provide general information only. It does not have regard to the financial situation or needs of any reader and must not be relied upon as financial product advice.

Applications are subject to credit approval, satisfactory security and minimum deposit requirements. Full terms and conditions are found on our Unloan Terms and Conditions. Modified Terms and Conditions will be set out in our Notice of Variation Agreement, if you are approved. This article is intended to provide general information only. It does not have regard to the financial situation or needs of any reader and must not be relied upon as financial product advice.