Stamp Duty on a $800,000 Home by State
The same property attracts wildly different stamp duty depending on where you buy. These figures are for a non-first-home buyer purchasing a primary residence:
| State | Stamp Duty on $800,000 | Max Rate |
|---|---|---|
| QLD | ~$15,925 | 5.75% |
| TAS | ~$28,000 | 4.5% |
| ACT | ~$24,500 | 5.95% |
| WA | ~$29,200 | 5.15% |
| NSW | ~$31,335 | 5.5% |
| SA | ~$35,800 | 5.5% |
| NT | ~$36,900 | 5.75% |
| VIC | ~$43,070 | 6.5% |
Approximate figures for general purchasers. First home buyers, foreign buyers, and investors may pay different rates. Always confirm with your state revenue office.
How Stamp Duty Works
Stamp duty (officially called "transfer duty") is a state tax you pay when you buy property. Like income tax, it's progressive — you pay increasing rates on each portion of the property value above each threshold. You generally pay it at or before settlement.
Who Pays Less
First home buyers get exemptions or concessions in every state. In NSW, a first home buyer pays zero duty on a home up to $800,000. In Victoria, the exemption threshold is $600,000.
Who pays more: Foreign buyers pay surcharges of 7–9% on top of standard rates in every state. In Victoria, a foreign buyer purchasing a $1M property pays ~$110,000 in total duty (standard + 8% surcharge).
Can You Avoid Stamp Duty?
The ACT is phasing out stamp duty entirely, replacing it with annual land tax. NSW offered a "First Home Buyer Choice" allowing buyers to opt for annual property tax instead of upfront duty. Off-the-plan purchases in some states offer duty deferrals or concessions.
Frequently Asked Questions
When is stamp duty paid?
Usually at or before settlement, or within 3 months of signing the contract (varies by state). Your conveyancer or solicitor handles the payment.
Is stamp duty tax deductible?
Not for your home. If you buy an investment property, stamp duty is added to your cost base for capital gains tax purposes — it's not an annual deduction.
Does stamp duty apply to vacant land?
Yes, but at different rates in some states. If you buy land and build separately, you may pay less stamp duty than buying a completed house-and-land package.
Who pays the stamp duty — buyer or seller?
The buyer always pays stamp duty. The seller doesn't pay any stamp duty on the sale.