NSW vs Victoria: Stamp Duty Comparison

Thinking of buying property in Sydney or Melbourne? Stamp duty can vary significantly between NSW and Victoria. Compare the transfer duty you'd pay in each state.

Victoria offers lower rates for owner-occupiers on properties up to $550,000, but NSW has more generous first home buyer concessions. Use this calculator to see which state works out cheaper for your situation.

Scenario A: New South Wales

Scenario B: Victoria

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01 —INPUTS
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Victoria pays $13,408.00 more in stamp duty compared to New South Wales.
02 —RESULTS

Scenario A

New South Wales

2025-26 stamp duty rates

$
Stamp Duty$32,662.00
%
Deposit Amount$170,000.00
!
Government Fees$32,982.38
Σ
Total Cash Needed$202,982.38
Effective duty rate:3.84%

Scenario B

Victoria
Lower rates apply up to $550,000 for principal residence

2025-26 stamp duty rates

$
Stamp Duty$46,070.00
%
Deposit Amount$170,000.00
!
Government Fees$48,286.70
Σ
Total Cash Needed$218,286.70
Effective duty rate:5.42%
03 —BREAKDOWN

This calculator provides estimates only and does not constitute financial advice. Actual amounts may vary. Consult a conveyancer or solicitor for accurate costs.

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How to use this comparison

  1. Review the pre-filled scenarios — we've set up realistic defaults for comparison
  2. Adjust the property price — enter your actual or expected purchase price
  3. Compare the results — see the stamp duty difference highlighted at the top
  4. Share or bookmark — the URL updates as you change inputs

Frequently asked questions

Which state has lower stamp duty, NSW or Victoria?
It depends on the property price and buyer type. For properties around $500,000-$700,000, Victoria often has lower duty for owner-occupiers. For higher-value properties, rates become more similar. First home buyers may find NSW more generous due to the $800,000 exemption threshold.
Does Victoria have different rates for owner-occupiers?
Yes, Victoria offers reduced "principal place of residence" rates for owner-occupiers on properties up to $550,000. Above this threshold, general rates apply regardless of whether you live in the property.
What are the first home buyer thresholds in each state?
NSW offers full exemption up to $800,000 with a sliding scale to $999,999. Victoria offers full exemption up to $600,000 with a sliding scale to $750,000. NSW has a higher threshold but Victoria's general rates may still work out cheaper in some cases.
Are there other costs to consider when comparing states?
Yes, you should also compare land transfer registration fees, mortgage registration fees, legal/conveyancing costs, and ongoing land tax obligations which vary between states.

Continue your property decision workflow

Understand the rules

Property sale compliance Review withholding and clearance obligations before settlement. Main residence exemption context Understand CGT interactions for future sale planning.

Compare alternatives

All states comparison Benchmark transfer duty across jurisdictions. FHB vs general buyer Quantify concession value around key thresholds.

Run the numbers

State calculator Move from comparison to state-specific estimate. Mortgage calculator Translate upfront duty into full borrowing impact.

Related Calculators

NSW Stamp Duty

Calculate NSW transfer duty with upfront cost estimator.

VIC Stamp Duty

Calculate Victoria land transfer duty.

QLD Stamp Duty

Calculate Queensland transfer duty with home concession.

Tax Accuracy & Sources

Reviewed: March 2026 · Tax year: 2026-27

This calculator is an estimate tool and may not cover all personal circumstances. For state-based taxes, confirm details with your state or territory revenue office.