Stamp Duty: When Do You Actually Pay It in 2025-26?

When is stamp duty due in each state?

Stamp duty (or transfer duty) is one of the biggest upfront costs when buying property. But the exact due date isn’t the same across Australia — it depends on which state or territory you’re buying in and whether you’re buying an established home, off-the-plan, or a vacant block.

Here’s the current landscape for 2025-26:

State	When is duty normally due?
NSW	Within 3 months of settlement (or contract date if no settlement)
Victoria	Within 30 days of settlement (or 30 days from contract if no settlement)
Queensland	Within 30 days of settlement (or 30 days from contract)
Western Australia	Within 3 months of settlement
South Australia	Within 30 days of settlement (or 28 days for off-the-plan)
Tasmania	Within 3 months of settlement
ACT	Within 28 days of settlement (or 3 months for off-the-plan)
Northern Territory	Within 60 days of settlement

For established homes, settlement is the trigger. For off-the-plan purchases, the clock usually starts at the contract date or when the plan is registered — so check your contract carefully.

If you’re buying a property soon, use our stamp duty calculator to estimate your bill before you budget.

What happens if you pay late?

Stamp duty isn’t optional — it’s a legal requirement. If you miss the deadline, you’ll face interest charges and potentially penalties.

• Interest: Most states charge interest on unpaid duty, often at a rate similar to the ATO’s general interest charge (currently around 11.16% per annum for Q1 2025-26).
• Penalties: In NSW, for example, late payment can attract a penalty tax of up to 25% of the unpaid duty. In Victoria, penalties can be up to 25% as well.
• Registration issues: You cannot legally register the property in your name until duty is paid, which means you don’t fully own it.

If you’re close to the deadline and can’t pay, contact your state revenue office immediately. They may offer a payment plan, especially if you’re experiencing financial hardship.

Can you pay stamp duty from your home loan?

Some lenders allow you to capitalise stamp duty into your mortgage, meaning it’s added to your loan amount. This is common for refinancing or when you have enough equity.

However, capitalising stamp duty means you’ll pay interest on it for the life of the loan. For example, on a 30-year loan at 6% interest, $30,000 of stamp duty could cost you over $35,000 in interest.

A better approach is to save for stamp duty separately. Use our stamp duty calculator to find out what you’ll owe, then set up a savings plan to hit that target before you bid at auction.

Do first-home buyers get extra time?

First-home buyers often qualify for concessions or exemptions, which can reduce or eliminate stamp duty entirely. But the rules vary wildly:

• NSW: Exemption up to $1 million for new homes, concessions up to $1.5 million (from July 2025, the threshold increased to $1.2 million for existing homes).
• Victoria: Exemption up to $600,000, concession up to $750,000 (for contracts signed before July 2025, after that the scheme is replaced by a new annual property tax for homes under $600,000).
• Queensland: Exemption up to $500,000, concession up to $550,000.
• Western Australia: Exemption up to $450,000, concession up to $600,000.
• South Australia: Exemption up to $650,000, concession up to $700,000.
• Tasmania: Exemption up to $200,000, concession up to $350,000.
• ACT: First home buyer concession available for homes under $1.1 million.
• Northern Territory: First home owner discount up to $25,000 for new homes under $650,000.

If you’re a first-home buyer, you might not owe anything at all. But don’t assume — check your eligibility and use the calculator to see what you’d pay without the concession, so you’re not caught out if the rules change.

How to plan your cash flow around stamp duty

Here’s a practical checklist to avoid a surprise bill:

1. Calculate early — Use the stamp duty calculator as soon as you know your budget.
2. Add it to your deposit target — If you’re saving for a 20% deposit, also save for stamp duty on top.
3. Check settlement dates — If your settlement is delayed, the due date may be pushed back, but don’t rely on it.
4. Budget for other costs — Transfer fees, registration fees, and legal costs also add up.
5. Ask your conveyancer — They’ll usually tell you the exact due date and how to pay.

By knowing the deadline in your state and planning ahead, you can avoid late fees and keep your property purchase on track.

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This is general information only, not financial advice.