Stamp Duty Comparison — All Australian States & Territories 2026
Stamp duty varies significantly across Australia's 8 states and territories. Cheapest vs most expensive at common prices, full side-by-side duty table, first home buyer concessions, foreign purchaser surcharges, and the investor vs owner-occupier gap where it applies.
The dutiable value: the higher of the price and market value.
NT's new home exemption needs a house and land package from a builder.
Enter a property price to compare stamp duty in all eight states and territories.
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.
500,000.00
Cheapest
Most expensive
Gap: 13,670.00
800,000.00
Cheapest
Most expensive
Gap: 17,920.00
1,200,000.00
Cheapest
Most expensive
Gap: 17,813.00
2,000,000.00
Cheapest
Most expensive
Gap: 24,815.00
| Price | NSW | VIC | QLD | SA | WA | TAS | NT | ACT |
|---|---|---|---|---|---|---|---|---|
| 400,000.00 | 12,187.00 | 19,070.00 | 12,425.00 | 16,330.00 | 13,015.00 | 13,997.50 | 16,514.31 | 8,000.00 |
| 500,000.00 | 16,687.00 | 25,070.00 | 15,925.00 | 21,330.00 | 17,765.00 | 18,247.50 | 23,928.60 | 11,400.00 |
| 600,000.00 | 21,187.00 | 31,070.00 | 20,025.00 | 26,830.00 | 22,515.00 | 22,497.50 | 29,700.00 | 15,720.00 |
| 700,000.00 | 25,687.00 | 37,070.00 | 24,525.00 | 32,330.00 | 27,265.00 | 26,747.50 | 34,650.00 | 20,040.00 |
| 800,000.00 | 30,187.00 | 43,070.00 | 29,025.00 | 37,830.00 | 32,315.50 | 31,185.00 | 39,600.00 | 25,150.00 |
| 900,000.00 | 34,687.00 | 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 | 39,187.00 | 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 | 63,787.00 | 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 | 91,287.00 | 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 are computed live from each state's current stamp duty rates. Unlike income tax, stamp duty is not indexed to a single financial year — each state and territory changes its own rates and thresholds on its own effective date, so a figure stays current until that state next legislates a change.
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 | Uncapped (new homes) | $15,000 | No cap |
| WA | $600,000 | $10,000 | $800,000 |
| TAS | No exemption | $20,000 | No cap |
| ACT | Uncapped (all properties) | Not available | — |
| NT | Uncapped (house & land packages) | $50,000 | No cap |
FHOG = First Home Owner Grant. Exemption threshold is the maximum property price for full stamp duty exemption. Partial concessions may apply above the threshold. FHOG amounts and caps are set by each state independently and change on that state's own effective date, not a single financial year — caps and amounts shown are current as of publication.
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 current published documentation — foreign purchaser surcharges move on each state's own statutory date, not the financial year boundary.
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.
Use our free calculators to get an exact stamp duty figure for your property price and circumstances.
NSW
New South Wales stamp duty calculator
Calculate →VIC
Victoria stamp duty calculator
Calculate →QLD
Queensland stamp duty calculator
Calculate →SA
South Australia stamp duty calculator
Calculate →WA
Western Australia stamp duty calculator
Calculate →TAS
Tasmania stamp duty calculator
Calculate →NT
Northern Territory stamp duty calculator
Calculate →ACT
Australian Capital Territory stamp duty calculator
Calculate →