As a federation, Australia’s states and territories each have their own degree of self-governance, so how stamp duty is calculated on an Australian property purchase also varies from place to place, and it can easily get confusing. This article sets out how stamp duty is calculated in each Australian state and territory, to help investors more accurately estimate their stamp duty costs when buying in Australia and get a fuller picture of their own purchasing power.
What Is Stamp Duty
Broadly speaking, stamp duty arises from the sale or transfer of personal and business-related assets. Some states call it Conveyance Duty. Property and land are themselves a type of asset, so the government charges stamp duty on the sale or transfer of a property when you buy in Australia. The exact amount depends on which Australian state or territory the property is in and the transaction price at the time of purchase.
Stamp Duty Payment Deadlines by State
Payment deadlines for stamp duty vary across Australia — see the list below (as at July 2022):
- New South Wales (NSW) — within three months of signing the sale or transfer contract
- Queensland (QLD) — within 30 days of Settlement Day
- Victoria (VIC) — within 30 days of Settlement Day
- Australian Capital Territory (ACT) — within 14 days of Settlement Day and of receiving the assessment notice
- Tasmania (TAS) — within three months of the property transfer
- Northern Territory (NT) — within 60 days of Settlement Day
- South Australia (SA) — on the day of Settlement Day
- Western Australia (WA) — within one month of the assessment notice being issued
How Stamp Duty Is Calculated in Each State, With Examples (Rates Applicable From 1 July 2022)
New South Wales (NSW)
| Property Price (AUD) | Stamp Duty Calculation |
|---|---|
| $0 – $15,000 | $1.25 per $100 (minimum $10) |
| $15,000 – $32,000 | $187 + ($1.50 per $100 over $15,000) |
| $32,000 – $87,000 | $442 + ($1.75 per $100 over $32,000) |
| $87,000 – $327,000 | $1,405 + ($3.50 per $100 over $87,000) |
| $327,000 – $1,089,000 | $9,805 + ($4.50 per $100 over $327,000) |
| Over $1,089,000 | $44,095 + ($5.50 per $100 over $1,089,000) |
Example: for a property priced at $600,000, the basic stamp duty is $9,805 + ($600,000 − $327,000) ÷ $100 × $4.50 = $22,090.
Queensland (QLD)
| Property Price (AUD) | Stamp Duty Calculation |
|---|---|
| Under $5,000 | Nil |
| $5,000 – $75,000 | $1.50 per $100 over $5,000 |
| $75,000 – $540,000 | $1,050 + ($3.50 per $100 over $75,000) |
| $540,000 – $1,000,000 | $17,325 + ($4.50 per $100 over $540,000) |
| Over $1,000,000 | $38,025 + ($5.75 per $100 over $1,000,000) |
Example: for a property priced at $600,000, the basic stamp duty is $17,325 + ($600,000 − $540,000) ÷ $100 × $4.50 = $20,025.
Victoria (VIC)
| Property Price (AUD) | Stamp Duty Calculation |
|---|---|
| $0 – $25,000 | 1.4% of the transaction price |
| $25,000 – $130,000 | $350 + 2.4% (of the amount over $25,000) |
| $130,000 – $960,000 | $2,870 + 6% (of the amount over $130,000) |
| $960,000 – $2,000,000 | 5.5% of the transaction price |
| Over $2,000,000 | $110,000 + 6.5% (of the amount over $2,000,000) |
Example: for a property priced at $600,000, the basic stamp duty is $2,870 + 6% × ($600,000 − $130,000) = $31,070.
Australian Capital Territory (ACT) — Also Called Conveyance Duty
| Property Price (AUD) | Stamp Duty Calculation |
|---|---|
| $0 – $200,000 | $20 or 1.2% of the price, whichever is higher |
| $200,001 – $300,000 | $2,400 + ($2.20 per $100 over $200,000) |
| $300,001 – $500,000 | $4,600 + ($1.75 per $100 over $300,000) |
| $500,001 – $750,000 | $11,400 + ($4.32 per $100 over $500,000) |
| $750,001 – $1,000,000 | $22,200 + ($5.90 per $100 over $750,000) |
| $1,000,001 – $1,455,000 | $36,950 + ($6.40 per $100 over $1,000,000) |
| Over $1,455,000 | 4.54% of the transaction price |
Example: for a property priced at $600,000, the basic stamp duty is $11,400 + ($600,000 − $500,000) ÷ $100 × $4.32 = $15,720.
Tasmania (TAS)
| Property Price (AUD) | Stamp Duty Calculation |
|---|---|
| $0 – $3,000 | $50 |
| $3,001 – $25,000 | $50 + ($1.75 per $100 over $3,000) |
| $25,001 – $75,000 | $435 + ($2.25 per $100 over $25,000) |
| $75,001 – $200,000 | $1,560 + ($3.50 per $100 over $75,000) |
| $200,001 – $375,000 | $5,935 + ($4.00 per $100 over $200,000) |
| $375,001 – $725,000 | $12,935 + ($4.25 per $100 over $375,000) |
| Over $725,000 | $27,910 + ($4.50 per $100 over $725,000) |
Example: for a property priced at $600,000, the basic stamp duty is $12,935 + ($600,000 − $375,000) ÷ $100 × $4.25 = $22,497.50.
Northern Territory (NT)
| Property Price (AUD) | Stamp Duty Calculation |
|---|---|
| $0 – $525,000 | (0.06571441 × V²) + 15V, where V = price ÷ 1,000 |
| $525,001 – $3,000,000 | 4.95% of the price |
| $3,000,001 – $5,000,000 | 5.75% of the price |
| Over $5,000,000 | 5.95% of the price |
Example: for a property priced at $600,000, the basic stamp duty is $600,000 × 4.95% = $29,700.
Example: for a property priced at $400,000, the basic stamp duty is (0.06571441 × ($400,000 ÷ 1,000)²) + 15 × ($400,000 ÷ 1,000) = $16,514.30.
South Australia (SA)
| Property Price (AUD) | Stamp Duty Calculation |
|---|---|
| Under $12,000 | $1.00 per $100 |
| $12,000 – $30,000 | $120 + ($2.00 per $100 over $12,000) |
| $30,000 – $50,000 | $480 + ($3.00 per $100 over $30,000) |
| $50,000 – $100,000 | $1,080 + ($3.50 per $100 over $50,000) |
| $100,000 – $200,000 | $2,830 + ($4.00 per $100 over $100,000) |
| $200,000 – $250,000 | $6,830 + ($4.25 per $100 over $200,000) |
| $250,000 – $300,000 | $8,955 + ($4.75 per $100 over $250,000) |
| $300,000 – $500,000 | $11,330 + ($5.00 per $100 over $300,000) |
| Over $500,000 | $21,330 + ($5.50 per $100 over $500,000) |
Example: for a property priced at $600,000, the basic stamp duty is $21,330 + ($600,000 − $500,000) ÷ $100 × $5.50 = $26,830.
Western Australia (WA)
| Property Price (AUD) | Stamp Duty Calculation |
|---|---|
| $0 – $120,000 | $1.90 per $100 |
| $120,001 – $150,000 | $2,280 + ($2.85 per $100 over $120,000) |
| $150,001 – $360,000 | $3,135 + ($3.80 per $100 over $150,000) |
| $360,001 – $725,000 | $11,115 + ($4.75 per $100 over $360,000) |
| Over $725,001 | $28,453 + ($5.15 per $100 over $725,000) |
Example: for a property priced at $600,000, the basic stamp duty is $11,115 + ($600,000 − $360,000) ÷ $100 × $4.75 = $22,515.
Extra Stamp Duty for Foreign Buyers
A number of Australian states currently charge foreign buyers an extra stamp duty surcharge. Anyone who is not an Australian citizen or Australian permanent resident is treated as a foreign buyer, regardless of where they currently live. State surcharge rates are shown below:
- New South Wales (NSW) — 9% (from 1 January 2025)
- Victoria (VIC) — 8%
- Queensland (QLD) — 8% (from 1 July 2024)
- Tasmania (TAS) — 8%
- Northern Territory (NT) — 0%
- South Australia (SA) — 7%
- Western Australia (WA) — 7%
A foreign buyer’s total stamp duty is simply the two amounts added together. Using the same $600,000 New South Wales example above, the total stamp duty would be $600,000 × 8% + $22,090 (from the earlier example) = $70,090.
In Summary
Because Australia’s states currently apply different tax rates, and each offers different stamp-duty concessions, investors are advised to consult a suitably qualified local professional — such as a locally licensed accountant or tax specialist — before buying property in Australia, to find further ways to reduce their tax bill. For a deeper look at rates in a particular state, visit that state government’s own website.
Have a question about this guide? Leave a comment below, or ask Zagdim directly.
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