That is not a rounding error. It is money you need in your bank account before settlement day, and the amount you owe can swing by $15,000 or more based purely on which state you buy in.

The rates climb faster than the price

Every state uses a progressive bracket system, similar to income tax. You do not pay one flat rate on the entire purchase price. Instead, each portion of the price is taxed at an increasing rate as the value rises ^[4].

For example, in NSW the first $17,000 is taxed at 1.25%, the next $20,000 at 1.50%, and so on up to 5.50% for amounts above $1,240,000 ^[4]. The result is that stamp duty grows faster than the property price. A $600,000 property does not cost twice the stamp duty of a $300,000 property. It costs significantly more than twice.

Timing varies too. In most states, stamp duty is due within 30 to 90 days of the contract date or at settlement, whichever comes first ^[4]. Your conveyancer handles the payment, but the money comes from you. It cannot be added to your home loan, with one exception: the ACT and NT allow deferred payment in some cases.

The first home buyer concession landscape is a patchwork

Every state offers some form of stamp duty relief for first home buyers, but the details vary enormously. Some states exempt you entirely below a threshold. Others give you a sliding concession. A few have abolished stamp duty on new homes for first home buyers altogether, with no cap on the purchase price. The table below summarises the key thresholds as of early 2026.

Cliff edges can cost you tens of thousands

Some concessions phase out gradually on a sliding scale. Others cut off sharply. Tasmania is the clearest example: you pay $0 duty on a $750,000 home, but full duty on a $750,001 home ^[2]. That single dollar costs you roughly $27,810 in stamp duty.

NSW and Victoria use a sliding scale, so the transition is smoother. But the principle is the same. If you are buying near a threshold, check where you land. A small reduction in the purchase price could save you thousands.

Off-the-plan can shift when the tax is calculated

Several states offer reduced stamp duty for off-the-plan purchases. The duty is calculated on the land value at the contract date, not the finished value of the apartment ^[4][6]. In NSW, the off-the-plan concession has been extended to 21 October 2026 ^[4]. Victoria has a similar extension running to the same date ^[6]. These concessions apply to all buyers, not just first home buyers.

That is not a rounding error. It is money you need in your bank account before settlement day, and the amount you owe can swing by $15,000 or more based purely on which state you buy in.

The rates climb faster than the price

Every state uses a progressive bracket system, similar to income tax. You do not pay one flat rate on the entire purchase price. Instead, each portion of the price is taxed at an increasing rate as the value rises ^[4].

For example, in NSW the first $17,000 is taxed at 1.25%, the next $20,000 at 1.50%, and so on up to 5.50% for amounts above $1,240,000 ^[4]. The result is that stamp duty grows faster than the property price. A $600,000 property does not cost twice the stamp duty of a $300,000 property. It costs significantly more than twice.

Timing varies too. In most states, stamp duty is due within 30 to 90 days of the contract date or at settlement, whichever comes first ^[4]. Your conveyancer handles the payment, but the money comes from you. It cannot be added to your home loan, with one exception: the ACT and NT allow deferred payment in some cases.

The first home buyer concession landscape is a patchwork

Every state offers some form of stamp duty relief for first home buyers, but the details vary enormously. Some states exempt you entirely below a threshold. Others give you a sliding concession. A few have abolished stamp duty on new homes for first home buyers altogether, with no cap on the purchase price. The table below summarises the key thresholds as of early 2026.

Cliff edges can cost you tens of thousands

Some concessions phase out gradually on a sliding scale. Others cut off sharply. Tasmania is the clearest example: you pay $0 duty on a $750,000 home, but full duty on a $750,001 home ^[2]. That single dollar costs you roughly $27,810 in stamp duty.

NSW and Victoria use a sliding scale, so the transition is smoother. But the principle is the same. If you are buying near a threshold, check where you land. A small reduction in the purchase price could save you thousands.

Off-the-plan can shift when the tax is calculated

Several states offer reduced stamp duty for off-the-plan purchases. The duty is calculated on the land value at the contract date, not the finished value of the apartment ^[4][6]. In NSW, the off-the-plan concession has been extended to 21 October 2026 ^[4]. Victoria has a similar extension running to the same date ^[6]. These concessions apply to all buyers, not just first home buyers.