One of the significant costs you’ll encounter, in addition to the purchase price of a home or property, is stamp duty in Australia. Understanding how it works and what it’s likely to cost you, can help you plan for your next purchase. Here we explain how stamp duty is calculated, when it’s payable, and how Property Credit may be able to help you fund it using the equity in the property you’re selling.
Stamp duty is a government-imposed tax on the transfer of property. While the rate and rules can vary depending on the state or territory in which you’re purchasing, it’s generally calculated as a percentage of the property’s sale price or its market value — whichever is higher.
Stamp duty in Australia has moved quickly over the past two years, particularly for first home buyers. Several states have abolished duty altogether for eligible new-build purchases, and the ACT has just removed the last barriers from its own scheme. Here’s a snapshot of the biggest changes as at July 2026, on top of the state-by-state overview above.
Every state and territory offers some form of stamp duty relief for first home buyers, but the thresholds and eligibility rules differ significantly. This is a general summary only: always confirm current thresholds with the relevant state revenue office before relying on a figure to set your budget.
Full exemption up to $800,000 for eligible first home buyers (new or established), with a sliding concession up to $1,000,000.
Full exemption up to $600,000, with a sliding concession up to $750,000. A separate off-the-plan concession (open to all buyer types) runs until 20 October 2026.
No duty at all on new homes or vacant land for eligible first home buyers, uncapped, for contracts from 1 May 2025. Established homes: full exemption to $700,000, tapering to $800,000.
Exemption and concession thresholds apply for established and new homes. WA has flagged threshold increases for 2026, so it’s worth checking the current figures before budgeting.
No stamp duty on new homes for eligible first home buyers since June 2024, with no price cap. Standard rates apply to established homes.
Full exemption up to $750,000 for first home buyers on new or established homes, extended through to June 2026. A 50% discount applies more broadly to owner-occupiers up to the same threshold.
Full exemption, no price cap and no income test under the Home Buyer Concession Scheme for eligible first home buyers, for transactions from 1 July 2026.
A First Home Owner Discount reduces duty on eligible established home purchases, alongside a Principal Place of Residence rebate. Standard rates apply above the relevant thresholds.
These figures are a general guide only and can change with each state budget. Confirm your exact entitlement with your conveyancer or the relevant state revenue office before exchanging contracts.
On top of standard stamp duty, most Australian states charge an additional surcharge on purchases by foreign persons. This is separate from, and payable in addition to, standard transfer duty.
| State / Territory | Foreign purchaser surcharge |
|---|---|
| NSW | 9% |
| VIC | ~8% |
| QLD | 8% (Additional Foreign Acquirer Duty) |
| WA | 7% |
| SA | 7% |
| TAS | ~8% |
| ACT | No surcharge |
| NT | No surcharge |
Even with these concessions, most buyers who don’t qualify for a full exemption still need to find a lump sum for stamp duty around settlement, often at the same time as their deposit is tied up elsewhere. This is where equity in your current property can help bridge the gap. If you’re buying at auction, our Buyer Deposit Facility can free up funds for your deposit using equity from the property you’re selling, so your stamp duty budget isn’t competing with your deposit for the same cash.
If you’re purchasing commercial property rather than a home, stamp duty isn’t the only upfront cost to plan for. GST on the purchase price can add a substantial amount at settlement too. Our GST Loan for Commercial Property Purchases is designed to fund that cost separately, with nothing to pay until you reclaim the GST.
No. Stamp duty (also called transfer duty or conveyance duty) is set independently by each state and territory government, so rates, thresholds and first home buyer concessions vary significantly depending on where you’re buying.
Generally, no. Lenders assess your loan amount against the property’s value, and stamp duty is typically expected to be paid from your own funds alongside other settlement costs like conveyancing and inspections.
It depends on the state and the property. Several states, including Queensland and South Australia, now offer a full exemption on new homes with no price cap for eligible first home buyers. Others, like NSW and Victoria, apply a full exemption up to a threshold with a sliding concession above it.
Stamp duty on your primary residence isn’t tax deductible. For investment properties, it’s generally treated as a capital cost that can be added to your cost base, which may reduce capital gains tax when you eventually sell. Speak with your accountant for advice specific to your situation.
Each state applies penalties or interest for late payment, and deadlines range from around 30 days to three months after settlement depending on the state. If you’re short on funds at settlement, options like accessing equity in a property you’re selling can help you meet the deadline without scrambling for cash.
If your savings are tied up in the property you’re selling, Property Credit can help you access that equity now to cover stamp duty on your next purchase, so you’re not scrambling for cash before settlement.
Prefer to talk it through? Call us on 1300 829 536 (AU) or 03 668 2144 (NZ)
This is general information only and not financial product advice. Consider seeking independent financial advice for your circumstances. All loans are subject to responsible lending inquiries, affordability tests apply, terms, conditions and credit criteria apply.
This article is published in July 2026. While we strive to keep rates and timelines as accurate as possible, stamp duty rates and regulations are subject to change. Please be aware that the information provided is intended as a general guide only. We recommend conducting your own research to verify the most up-to-date information for your specific situation before making any decisions.
Visit property.credit for more information on our services or you can contact us on 1300 829 536 (au) or 03 668 2144 (nz).
This article is for general information purposes only and is not intended as financial product advice. Consider seeking independent financial advice that relates to your individual circumstances.
*All loans are subject to responsible lending inquiries, affordability tests apply, terms, conditions and credit criteria apply
There's so much to consider when buying or selling. Below are just some of the opportunities equity release can offer over the course of a property sale.
