The four-step sequence
Find the dutiable value
Usually the higher of the price you pay and the property's market value.
Apply the state's scale
Each slice of value is taxed at its bracket rate — the rate rises as value rises.
Subtract concessions
First home, owner-occupier and other concessions reduce or remove the duty.
Add any surcharges
Foreign purchasers pay an extra percentage on top of the standard duty.
Why it's a sliding scale, not a flat rate
Australian transfer duty is progressive. Just like income tax, only the portion of value inside each band is charged at that band's rate. That's why a small increase in price near a bracket edge only lifts duty a little — and why the "effective rate" (duty ÷ price) is always lower than the top bracket rate.
In NSW, an $800,000 home isn't taxed at one flat rate. The first slices are taxed lightly and only the portion above $387,000 attracts the $4.50 per $100 rate — giving about $30,188 in total, an effective rate of roughly 3.77%.
What changes your number
- Your state. Each has its own brackets — see stamp duty by state.
- First home status. Often the biggest lever — read the first home buyer guide.
- Owner-occupier vs investor. Some states (QLD, VIC, ACT) give owner-occupiers a better rate.
- Property type. New, off-the-plan and vacant land can qualify for different concessions.
- Foreign status. Foreign buyers pay a surcharge of 7–9% in most states.
See it on your own numbers
The fastest way to understand your duty is to watch it change as you type. Open the stamp duty calculator, choose your state and slide the price.
Frequently asked questions
What is dutiable value?
It is the amount duty is charged on — usually the greater of the purchase price and the property's market value. Duty is then applied to that figure using your state's scale.
Is stamp duty a percentage?
Not a flat one. It is a progressive, sliding scale: higher-value slices are taxed at higher rates, so the effective rate rises with price.
When do I pay stamp duty?
Usually within a set period after signing the contract or at settlement, depending on the state. Your conveyancer normally arranges payment.