Stamp Duty Deferment for Developers: A Policy to Unlock Housing Supply
A targeted stamp duty deferment scheme for property developers could be the key to unlocking much-needed housing supply while maintaining government revenue streams. We suggest a temporary deferral of stamp duty for developers constructing three or more dwellings on a single block.
The length of the deferment would be contingent on project scale with potential for:
- A deferral of up to four years or until settlement of the completed apartment development dwellings
- Or, a two-to-three-year deferral period for smaller projects
The deferment duration would be linked to project completion timelines, providing an incentive for Government to structure a more efficient town planning process. This measure is designed to be revenue-neutral while stimulating projects that are currently failing to meet financial viability thresholds.
Key benefits for developers would include:
- Lower equity requirements, easing capital constraints.
- Improved project margins, due to lower holding costs and better cash flow management.
- Reduced reliance on external financing.
- A potential uplift in internal rate of return (IRR) by 2-3%, depending on project specifics.
These enhancements could be the deciding factor for developers weighing whether to proceed with projects or defer investment in anticipation of improved market conditions. With stalled projects leading to lower stamp duty inflows, a structured deferment strategy could actually increase long-term tax revenues by facilitating more transactions.
The government stands to gain through:
- Higher stamp duty collections from increased property sales/settlements.
- Deferred but ultimately collected developer stamp duty.
- A positive net fiscal outcome through broader economic stimulation and increased tax receipts from construction activity.
To ensure impact without long-term risk, the policy should be introduced for a defined period of two to three years, targeting an immediate boost in supply while maintaining fiscal discipline. A structured stamp duty deferment for developers presents a pragmatic solution to Australia’s housing shortage. By aligning incentives and streamlining planning processes, this initiative has the potential to drive construction activity, generate government revenue, and increase housing stock—all without compromising fiscal stability.
Written by Michael Hermans, Managing Director