Stamp Duty Comparison — All Australian States 2025-26 & 2026-27
Stamp duty varies significantly across Australia's 8 states and territories. Below you can see the cheapest vs most expensive state at common prices, the full side-by-side duty table, first home buyer concessions, foreign purchaser surcharges, and the investor vs owner-occupier gap where it applies.
Cheapest vs most expensive state at key prices
For a general purchaser paying standard duty (not first home buyer, not foreign), here is how the cheapest and most expensive states compare at common property values.
Stamp duty by state and price
| Price | NSW | VIC | QLD | SA | WA | TAS | NT | ACT |
|---|---|---|---|---|---|---|---|---|
| 400,000.00 | 12,412.00 | 19,070.00 | 12,425.00 | 16,330.00 | 13,015.00 | 13,997.50 | 16,514.31 | 8,000.00 |
| 500,000.00 | 16,912.00 | 25,070.00 | 15,925.00 | 21,330.00 | 17,765.00 | 18,247.50 | 23,928.60 | 11,400.00 |
| 600,000.00 | 21,412.00 | 31,070.00 | 20,025.00 | 26,830.00 | 22,515.00 | 22,497.50 | 29,700.00 | 15,720.00 |
| 700,000.00 | 25,912.00 | 37,070.00 | 24,525.00 | 32,330.00 | 27,265.00 | 26,747.50 | 34,650.00 | 20,040.00 |
| 800,000.00 | 30,412.00 | 43,070.00 | 29,025.00 | 37,830.00 | 32,315.50 | 31,185.00 | 39,600.00 | 25,150.00 |
| 900,000.00 | 34,912.00 | 49,070.00 | 33,525.00 | 43,330.00 | 37,465.50 | 35,685.00 | 44,550.00 | 31,050.00 |
| 1,000,000.00 | 39,412.00 | 55,000.00 | 38,025.00 | 48,830.00 | 42,615.50 | 40,185.00 | 49,500.00 | 36,950.00 |
| 1,500,000.00 | 64,512.00 | 82,500.00 | 66,775.00 | 76,330.00 | 68,365.50 | 62,685.00 | 74,250.00 | 68,100.00 |
| 2,000,000.00 | 92,012.00 | 110,000.00 | 95,525.00 | 103,830.00 | 94,115.50 | 85,185.00 | 99,000.00 | 90,800.00 |
Values shown are standard stamp duty for general residential property purchases (not first home buyer, not foreign). Concessions for owner-occupiers, off-the-plan, and vacant land may apply in some states. Figures computed live from each state's 2025-26 rate tables and continue into 2026-27 unless a state budget amends them.
First Home Buyer Concessions by State
Every state offers stamp duty relief and grants for eligible first home buyers, but thresholds and amounts differ widely.
| State | Exemption Threshold | FHOG Amount | FHOG Cap |
|---|---|---|---|
| NSW | $800,000 | $10,000 | $600,000 |
| VIC | $600,000 | $10,000 | $750,000 |
| QLD | $700,000 | $30,000 | $750,000 |
| SA | $650,000 | $15,000 | $650,000 |
| WA | $500,000 | $10,000 | $750,000 |
| TAS | $750,000 | $30,000 | $750,000 |
| ACT | Full concession | $7,000 | $750,000 |
| NT | $650,000 | $10,000 | $750,000 |
FHOG = First Home Owner Grant. Exemption threshold is the maximum property price for full stamp duty exemption. Partial concessions may apply above the threshold. Caps and amounts current as of 2025-26.
Foreign purchaser surcharge by state
Foreign persons (including most non-resident buyers and certain foreign-controlled entities) pay a surcharge on top of standard stamp duty. NSW has the highest at 9% (from 1 Jan 2025). The NT does not impose a foreign surcharge; the ACT has no upfront charge but applies an annual land-tax-based Foreign Ownership Surcharge.
| State | Surcharge rate | Surcharge @ 1,000,000.00 | Surcharge @ 2,000,000.00 | Type |
|---|---|---|---|---|
| NSW | 9% | 90,000.00 | 180,000.00 | Upfront duty |
| VIC | 8% | 80,000.00 | 160,000.00 | Upfront duty |
| QLD | 8% | 80,000.00 | 160,000.00 | Upfront duty |
| SA | 7% | 70,000.00 | 140,000.00 | Upfront duty |
| WA | 7% | 70,000.00 | 140,000.00 | Upfront duty |
| TAS | 8% | 80,000.00 | 160,000.00 | Upfront duty |
| ACT | No upfront | — | — | Annual land tax |
| NT | None | — | — | None |
Surcharge dollar amounts shown are in addition to the state's standard transfer duty. Rates verified against Revenue NSW, SRO Victoria, Queensland Revenue Office, RevenueSA, Department of Finance WA, State Revenue Office Tasmania, ACT Revenue Office and NT Territory Revenue Office documentation for 2025-26.
Investor vs owner-occupier — where the gap matters
Most states charge the same duty regardless of whether you'll live in the property or rent it out. Three states are exceptions: Victoria (PPR concession), Queensland (Home Concession), and the ACT (owner-occupier rates). Below is how much an owner-occupier saves versus an investor buying the same property.
| State | Price | Investor duty | Owner-occupier duty | Saving |
|---|---|---|---|---|
| VIC | 600,000.00 | 31,070.00 | 31,070.00 | 0.00 |
| 800,000.00 | 43,070.00 | 43,070.00 | 0.00 | |
| 1,000,000.00 | 55,000.00 | 55,000.00 | 0.00 | |
| QLD | 600,000.00 | 20,025.00 | 12,850.00 | 7,175.00 |
| 800,000.00 | 29,025.00 | 21,850.00 | 7,175.00 | |
| 1,000,000.00 | 38,025.00 | 30,850.00 | 7,175.00 | |
| ACT | 600,000.00 | 15,720.00 | 12,728.00 | 2,992.00 |
| 800,000.00 | 25,150.00 | 22,158.00 | 2,992.00 | |
| 1,000,000.00 | 36,950.00 | 33,958.00 | 2,992.00 |
NSW, SA, WA, TAS and NT use identical duty schedules for investors and owner-occupiers — there is no concession-based gap to show for those states. VIC's Principal Place of Residence (PPR) concession applies up to $550,000; above that the general schedule is used. QLD's Home Concession applies at any price if eligibility is met. ACT applies lower owner-occupier rates across all brackets.
State stamp duty calculators
Use our free calculators to get an exact stamp duty figure for your property price and circumstances.
NSW
New South Wales stamp duty calculator
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Victoria stamp duty calculator
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Queensland stamp duty calculator
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South Australia stamp duty calculator
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Western Australia stamp duty calculator
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Tasmania stamp duty calculator
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Northern Territory stamp duty calculator
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Australian Capital Territory stamp duty calculator
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