Stamp Duty Calculator TAS: Complete 2025 Guide to Transfer Duty

Purchasing property in Tasmania typically involves stamp duty—officially known as transfer duty—which may represent one of the largest upfront costs buyers face. A $600,000 home in Hobart could attract approximately $22,497 in stamp duty, while a $750,000 property might incur nearly $29,000. For property developers and investors, understanding these costs is generally considered essential for accurate feasibility modelling and project budgeting.

Tasmania currently offers Australia’s most generous first home buyer stamp duty relief for established homes—a 100% exemption on properties up to $750,000 with no sliding scale. However, this temporary measure expires on 30 June 2026, creating urgency for eligible buyers. This comprehensive guide covers current Tasmanian stamp duty rates for 2025-26, first home buyer exemptions, the 8% foreign investor surcharge, off-the-plan concessions, and payment processes. Whether you’re purchasing your first home, investing in residential property, or developing a new project, this guide aims to provide the calculator-ready information you may need.

Current Tasmania Stamp Duty Rates (2025-26)

Tasmania’s transfer duty operates on a progressive marginal rate system under the Duties Act 2001. Remarkably, these rates have remained unchanged since 21 October 2013—the longest period of rate stability of any Australian state. Duty is calculated on the property’s sale price or current market value, whichever is higher.

Standard Transfer Duty Rate Table

The following rates apply to all property purchases in Tasmania, regardless of whether you’re an owner-occupier or investor:

Tasmania’s top marginal rate of 4.5% is notably lower than mainland states—compared to NSW (5.5%), Victoria (6.5%), and Queensland (5.75%). This makes Tasmania relatively competitive for property acquisitions, particularly at higher price points. Unlike some states, Tasmania does not differentiate between owner-occupier and investor purchases—the same rates typically apply regardless of intended use.

How to Calculate Your Stamp Duty

Understanding how to manually calculate stamp duty may help you verify quotes and plan your budget more accurately.

Example 1: $500,000 property

1. First $375,000 attracts base duty of $12,935
2. Remaining $125,000 ($500,000 - $375,000) charged at 4.25%
3. Marginal duty: $125,000 × 4.25% = $5,312.50
4. Total duty: $12,935 + $5,312.50 = $18,247.50

Example 2: $600,000 property

1. First $375,000 attracts base duty of $12,935
2. Remaining $225,000 ($600,000 - $375,000) charged at 4.25%
3. Marginal duty: $225,000 × 4.25% = $9,562.50
4. Total duty: $12,935 + $9,562.50 = $22,497.50

Example 3: $750,000 property

1. First $725,000 attracts base duty of $27,810
2. Remaining $25,000 ($750,000 - $725,000) charged at 4.50%
3. Marginal duty: $25,000 × 4.50% = $1,125
4. Total duty: $27,810 + $1,125 = $28,935

Example 4: $1,000,000 property

1. First $725,000 attracts base duty of $27,810
2. Remaining $275,000 ($1,000,000 - $725,000) charged at 4.50%
3. Marginal duty: $275,000 × 4.50% = $12,375
4. Total duty: $27,810 + $12,375 = $40,185

Quick Reference: Stamp Duty at Common Price Points

Note: First home buyer exemption applies to properties up to $750,000 exactly. There is no sliding scale—at $750,001 full duty applies. FHOG ($10,000) available for new homes only. Exemption expires 30 June 2026.

For quick estimates, the State Revenue Office Tasmania provides an online calculator that may help verify your calculations.

First Home Buyer 100% Exemption: Australia’s Most Generous Threshold

Tasmania’s First Home Buyer Duty Relief currently provides the most generous stamp duty exemption for established homes in Australia—a complete exemption up to $750,000 with no sliding scale or concession band.

Critical Details: The $750,000 Cliff Edge

Unlike NSW, Victoria, and Queensland which offer sliding concessions above their exemption thresholds, Tasmania operates a hard cut-off. A property at $750,000 attracts $0 duty, while a property at $750,001 attracts approximately $28,935. This cliff edge requires careful pricing consideration for both buyers and sellers.

Temporary Measure: Expires 30 June 2026

This exemption was introduced on 18 February 2024 as a temporary measure. Unless extended by the Tasmanian Government, the exemption expires on 30 June 2026. After this date, first home buyers would revert to paying full stamp duty on all purchases.

The 2025-26 State Budget did not announce any extension or changes to this policy. First home buyers planning to purchase should factor this deadline into their decision-making.

Eligibility Requirements

To qualify for the first home buyer duty exemption, you generally must meet the following criteria under the eligibility requirements:

Citizenship and residency:

• At least one applicant must be an Australian citizen or permanent resident
• New Zealand citizens holding Special Category Visas (Subclass 444) may also qualify

Prior property ownership:

• You must never have owned residential property anywhere in Australia
• This includes property held by your spouse or de facto partner, even if they’re not on the new property’s title

Residence requirements:

• You must occupy the property as your principal place of residence
• Move in within 12 months of settlement
• You must reside in the property for a continuous 6-month period

Property requirements:

• Property value must not exceed $750,000
• Property must be located in Tasmania
• Can be new or established residential property

The Spouse/Partner Rule

Eligibility typically depends on the property history of both you and your spouse or de facto partner. If your partner has ever owned residential property anywhere in Australia—even if they’re not named on your new property’s title—you may be ineligible for first home buyer relief. This rule is frequently overlooked.

Buying with a Non-First Home Buyer

If you’re a first home buyer purchasing with someone who doesn’t qualify (such as a parent or partner who previously owned property), you may still receive a partial benefit. The exemption typically applies only to your share of the property.

Example: You qualify as a first home buyer and purchase a $600,000 property 50/50 with your partner who previously owned property:

• Your share (50%): Exempt from duty ($0)
• Partner’s share (50%): Standard duty on $300,000 (~$9,935)
• Total duty: approximately $9,935

This remains a significant saving compared to full duty of approximately $22,497 on the whole property.

First Home Owner Grant: $10,000 for New Homes

The Tasmanian First Home Owner Grant provides a $10,000 one-off payment for eligible first home buyers purchasing or building new homes. This grant was reduced from $30,000 on 1 July 2024.

Current Grant Details

Key Feature: No Property Value Cap

Tasmania is unique among Australian states in having no property value cap for the First Home Owner Grant. A first home buyer purchasing a $1.5 million new home is eligible for the same $10,000 grant as someone purchasing a $400,000 new home. This creates significant flexibility for buyers in Tasmania’s competitive new home market.

Eligible Property Types

The FHOG applies only to new homes that have never been:

• Previously sold as a place of residence
• Previously occupied as a place of residence
• Previously leased for residential purposes

Eligible properties include:

• Newly constructed houses, townhouses, and apartments
• Substantially renovated homes (where renovations constitute a taxable supply for GST purposes)
• Homes purchased off-the-plan that are new at settlement
• Owner-builder homes (grant paid on completion)

Not eligible: Established/existing homes—though these buyers may still qualify for the stamp duty exemption if under $750,000.

Combined Benefits for First Home Buyers

A first home buyer purchasing a new home under $750,000 may receive:

Potential Changes from January 2026

The Liberal government has proposed reinstating the $30,000 FHOG for new builds from 1 January 2026, pending legislation. This would significantly increase the combined benefits available to first home buyers of new properties. Monitor Tasmanian Government announcements for confirmation.

Commercial & Industrial Property

Commercial and industrial property in Tasmania is assessed using the standard transfer duty rate scale under the Duties Act 2001.

Residential-specific concessions do not apply to commercial or industrial property:

• First home buyer exemptions and concessions do not apply.
• Principal place of residence concessions do not apply.
• Off-the-plan concessions do not apply to commercial or industrial property.
• Foreign Investor Duty Surcharge (FIDS) does not apply unless the property (or part of it) is classified as residential land.

Duty is assessed on the higher of the purchase price or market value, and must be paid within 3 months (90 days) of settlement. For transactions processed through electronic conveyancing, duty is typically verified and paid as part of settlement.

For mixed-use developments, duty must be apportioned between residential and non-residential components. Residential concessions or foreign surcharges apply only to the residential portion where eligibility criteria are met; the commercial component is always assessed at standard rates.

Foreign Investor Duty Surcharge: 8%

The Foreign Investor Duty Surcharge (FIDS) applies to foreign persons acquiring residential property in Tasmania. At 8%, Tasmania’s surcharge matches the rates in Victoria and Queensland.

Surcharge Rate History

A separate 1.5% surcharge applies to primary production land acquired by foreign persons.

Impact on Foreign Buyers

For a $750,000 residential property purchased by a foreign person:

This represents approximately 11.9% of the purchase price in duty alone.

Who is Considered a “Foreign Person”?

Under the Duties Act 2001, a foreign person generally includes:

Individuals who are:

• Not an Australian citizen, AND
• Not a permanent resident of Australia

Foreign corporations where:

• The corporation is incorporated outside Australia, OR
• Foreign persons hold a controlling interest

Foreign trusts where:

• Foreign persons hold a controlling interest in the trust
• For discretionary trusts: foreign persons could potentially benefit under the trust deed

Exemptions from Foreign Surcharge

Limited exemptions may apply in specific circumstances:

Principal residence exemption:

• If purchasing jointly with an Australian citizen or permanent resident spouse/partner
• The property must be used as the principal place of residence
• Both parties must occupy the property

Vacant land exemption:

• Foreign persons purchasing vacant land to build a principal residence
• Must construct and occupy the home within 2 years of settlement

Common Visa Types and Surcharge Status

Off-the-Plan Concession: 50% Reduction

Tasmania offers a 50% duty reduction for eligible off-the-plan apartment and unit purchases. This concession is temporary and expires on 30 June 2026.

Concession Details

Worked Example

For an investor purchasing a $600,000 off-the-plan apartment:

1. Standard duty: $22,497.50
2. Off-the-plan reduction: 50%
3. Duty payable: $11,248.75
4. Saving: $11,248.75

Who Benefits Most?

This concession primarily benefits:

• Investors purchasing new apartments (who don’t qualify for FHB relief)
• Non-first-home-buyer owner-occupiers purchasing off-the-plan
• Buyers above $750,000 for the FHB exemption but eligible for this concession

First home buyers purchasing under $750,000 receive greater benefit from the 100% exemption and should claim that instead.

Other Exemptions and Concessions

Spouse/Partner Transfers

Transfers of the principal place of residence between spouses or domestic partners may be fully exempt from stamp duty, provided:

• The property is the principal place of residence
• The transfer results in equal ownership (50/50)
• The transfer is not part of a sale or commercial arrangement

Relationship Breakdown

Property transfers pursuant to relationship breakdown are generally exempt from stamp duty when:

• Ordered by a court under the Family Law Act
• Part of a binding financial agreement
• Between separating spouses or de facto partners

Family Farm Transfers

Transfers of primary production land between family members may qualify for full exemption under intergenerational transfer provisions. This supports family farm succession planning.

Deceased Estates

Transfers of property from a deceased estate to beneficiaries under a will are generally exempt from stamp duty. A nominal duty may apply for registration purposes.

Pensioner Concession: Expired

The pensioner downsizing concession (50% reduction for eligible pensioners aged 60+) expired on 30 June 2025 and is no longer available. Pensioners now pay standard duty rates on all property purchases.

Payment Process and Deadlines

When is Stamp Duty Payable?

In Tasmania, stamp duty must be paid within 3 months (90 days) of settlement. This is the liability date from which interest may accrue if payment is late.

Electronic Conveyancing

Tasmania launched PEXA electronic conveyancing on 24 February 2025, joining other Australian states in streamlined digital settlements. For electronic settlements, duty verification and payment typically integrate with the settlement process.

How Stamp Duty is Paid

Transfer duty is typically paid through your solicitor or conveyancer via the State Revenue Office Tasmania systems:

1. Your solicitor/conveyancer lodges the transaction
2. The system calculates duty and generates an assessment
3. For electronic settlements (PEXA), duty is verified and paid at settlement
4. For paper transactions, payment is made within the 3-month deadline

Payment methods include:

• Electronic funds transfer (EFT)
• BPAY
• Cheque (limited availability)

Late Payment Consequences

Failing to pay stamp duty within the required timeframe may result in:

Interest charges:

• Current rate for 2025-26: 7.78% per annum (3.78% market rate + 4% premium)
• Applied from the due date until payment
• Lower than some mainland states (NSW/VIC charge ~11.78%)

Penalty tax:

• May be applied for deliberate non-compliance
• The Commissioner may reduce penalties in mitigating circumstances

Objections and Appeals

If you believe your duty assessment is incorrect:

• Lodge an objection in writing within 60 days of the assessment notice
• The Commissioner must provide a decision in writing
• Appeals proceed to the Tasmanian Civil and Administrative Tribunal (TASCAT) or Supreme Court

Upcoming Changes and Policy Uncertainty

Three Concessions Expiring 30 June 2026

Tasmania faces significant policy uncertainty with three major concessions scheduled to expire:

The 2025-26 State Budget did not announce extensions to any of these measures. Buyers and developers should monitor government announcements and factor potential policy changes into their planning.

No Changes to Standard Rates

Tasmania’s standard duty rates have remained unchanged since 21 October 2013—over 12 years of stability. The 2025-26 Budget confirmed no new tax measures or rate changes for the coming year.

Stamp Duty Comparison: Tasmania vs Other States

For developers and investors operating across multiple states, understanding how Tasmania compares may be helpful:

Tasmania’s key differentiators:

• Lowest top marginal rate (4.5%) of any mainland-comparable state
• Highest FHB threshold for established homes ($750,000)—unique advantage
• No sliding scale—cliff edge at $750,001 requires pricing care
• No property value cap on FHOG—unique flexibility for new homes
• Temporary nature—key concessions expire June 2026

Frequently Asked Questions

How much is stamp duty on a $600,000 house in Tasmania?

For a $600,000 property in Tasmania, stamp duty would be approximately $22,497 for most buyers. First home buyers purchasing any property (new or established) at this price would pay $0 under the 100% exemption.

How much is stamp duty on a $750,000 house in Tasmania?

For a property at exactly $750,000:

• First home buyers: $0 (100% exempt)
• All other buyers: $28,935

At $750,001, first home buyers would pay full duty of approximately $28,935—the cliff edge effect.

How much is stamp duty on a $1 million house in Tasmania?

For a $1,000,000 property:

• Standard duty (all buyers): $40,185
• First home buyer: $40,185 (no exemption above $750,000)

For a foreign purchaser, add the 8% surcharge ($80,000) for a total of approximately $120,185.

Is there a sliding scale for first home buyers in Tasmania?

No. Unlike NSW, Victoria, and Queensland, Tasmania operates a hard cut-off at $750,000. Properties at or below $750,000 receive 100% exemption. Properties at $750,001 or above attract full duty with no concession.

When does the first home buyer exemption expire?

The 100% exemption for first home buyers expires on 30 June 2026 unless extended by the Tasmanian Government. The 2025-26 Budget did not announce any extension.

Can I add stamp duty to my mortgage?

Generally, no. Most lenders do not allow stamp duty to be added to your home loan in Tasmania. You typically need to pay stamp duty from your own savings or deposit funds. Some lenders may offer limited stamp duty capitalisation in specific circumstances—speak with your mortgage broker.

When do I pay stamp duty in Tasmania?

Stamp duty must be paid within 3 months (90 days) of settlement. For transactions processed through PEXA electronic conveyancing, duty is typically verified and paid as part of the settlement process.

Is stamp duty tax deductible in Tasmania?

For investment properties, stamp duty generally cannot be claimed as an immediate tax deduction. Instead, it’s typically added to the cost base of the property and may reduce capital gains tax when you eventually sell. Consult with a tax professional for advice specific to your circumstances.

Do pensioners get a stamp duty concession in Tasmania?

No longer. The pensioner downsizing concession expired on 30 June 2025. Pensioners now pay standard duty rates on all property purchases in Tasmania.

What if I’m buying with my partner who’s on a temporary visa?

If one buyer is an Australian citizen/permanent resident and the other is on a temporary visa (and therefore a “foreign person”), the foreign surcharge would typically apply only to the foreign person’s share. However, if purchasing as your principal residence jointly, exemptions may apply—seek advice from State Revenue Office Tasmania.

I previously owned property overseas—am I still a first home buyer in Tasmania?

Tasmania’s rules focus on prior ownership of residential property in Australia. If you’ve never owned Australian residential property, overseas ownership typically doesn’t disqualify you from first home buyer relief. However, confirm with State Revenue Office Tasmania as eligibility rules can be complex.

Is the $10,000 First Home Owner Grant still available?

Yes, the $10,000 FHOG remains available for eligible first home buyers purchasing new homes only. Tasmania is unique in having no property value cap—the grant applies regardless of purchase price.

Developer Considerations

For property developers, stamp duty represents a significant project cost that must be accurately factored into feasibility analysis. Tasmania’s lower rates and generous first home buyer concessions create specific opportunities.

Acquisition Costs

When modelling site acquisition:

Site purchases:

• Standard duty on development site purchases follows the general rate table
• The top marginal rate of 4.5% is lower than mainland states
• No premium property surcharge exists in Tasmania (unlike NSW)

Example: $2,000,000 development site

1. Base duty on $725,000: $27,810
2. Marginal duty on $1,275,000 at 4.5%: $57,375
3. Total acquisition duty: $85,185 (approximately 4.3%)

This compares favourably to NSW (~5.5%) or Victoria (~5.5%) for equivalent acquisitions.

Buyer Capacity Impact

Stamp duty directly affects your end buyers’ purchasing capacity:

First home buyer market (up to $750,000):

• Buyers have no duty burden under the 100% exemption
• This represents Tasmania’s key competitive advantage
• Marketing can emphasise $0 stamp duty as a major selling point
• Combined with FHOG, benefits can exceed $38,000 on new homes

The $750,000 cliff edge:

• Critical pricing consideration—$749,000 vs $751,000 is a $29,000 difference for FHBs
• Consider pricing strategies just below the threshold
• A $749,000 price point delivers full exemption; $751,000 incurs full duty

Above threshold ($750,001+):

• Full duty applies—approximately 4-4.5% of purchase price
• Lower than mainland states but still significant
• Factor into target buyer affordability modelling

Off-the-Plan Sales

For developers selling off-the-plan apartments under $750,000:

To first home buyers:

• 100% exemption applies—emphasise $0 stamp duty in marketing
• Combined with $10,000 FHOG creates strong incentive

To investors:

• 50% off-the-plan concession available (until June 2026)
• Approximately $11,000 saving on a $600,000 apartment
• Highlight this temporary benefit in marketing

Development Feasibility Modelling

Feasly’s feasibility software enables developers to model stamp duty impacts on both acquisition costs and end-buyer affordability, helping optimise project pricing and target market positioning.

Official Resources

Summary

Tasmanian stamp duty offers notable advantages compared to mainland states, particularly for first home buyers. Key points to remember:

• Standard rates range from $50 flat to 4.5% top marginal rate—Australia’s lowest for comparable states
• Rates unchanged since October 2013—exceptional stability
• First home buyers receive 100% exemption up to $750,000 on both new and established homes—Australia’s most generous threshold
• No sliding scale—cliff edge at $750,001 requires careful pricing consideration
• $10,000 First Home Owner Grant for new homes with no property value cap
• Foreign purchasers pay an additional 8% surcharge
• Off-the-plan buyers may receive 50% duty reduction on apartments up to $750,000
• Critical deadline: FHB exemption and off-the-plan concession both expire 30 June 2026
• Payment is typically due within 3 months of settlement

For accurate calculations specific to your circumstances, use the official State Revenue Office Tasmania calculator and consult with your solicitor or conveyancer. Rates and thresholds may change—always verify current information before making purchasing decisions.

This guide is for informational purposes only and does not constitute legal, financial, or tax advice. Individual circumstances vary, and you should seek professional advice before making property purchase decisions.