Stamp Duty by State: Comparison Guide
A complete comparison of stamp duty rates, first home buyer concessions, and foreign buyer surcharges across all eight Australian states and territories.
Stamp Duty Rates Across Australia
Stamp duty — officially called transfer duty in most jurisdictions — varies dramatically from state to state. Each of Australia's eight states and territories sets its own rate schedule, thresholds, concessions, and surcharges independently. There is no national stamp duty rate.
Some states use a single rate schedule for all buyers, while others — notably Victoria, Queensland, and the ACT — apply different brackets depending on whether you are an owner-occupier or an investor. The effective rate on a $750,000 property ranges from roughly $21,000 in the ACT (owner-occupier rate) to over $40,000 in Victoria (general rate), a difference of nearly $20,000 on the same purchase price.
Understanding these differences is critical if you are comparing properties across state borders, or simply want to know how your state stacks up. This guide breaks down rates at common price points, explains how each state calculates duty, summarises first home buyer concessions and foreign buyer surcharges, and highlights the key structural differences between jurisdictions.
Want to compare all states instantly? Try our Stamp Duty Calculator to see the exact duty for your purchase price, buyer type, and state.
Stamp Duty Comparison at Common Price Points
The table below shows approximate stamp duty payable by a standard buyer (not a first home buyer, not a foreign buyer) at four common purchase prices. Where a state has separate owner-occupier and investor schedules, the standard/investor rate is shown unless noted.
| State | $500K | $750K | $1M | $1.5M |
|---|---|---|---|---|
| NSW | $17,990 | $28,152 | $40,490 | $66,730 |
| VIC | $21,970 | $40,070 | $55,000 | $82,500 |
| QLD | $15,925 | $26,775 | $38,025 | $52,850 |
| WA | $17,765 | $28,453 | $42,615 | $62,530 |
| SA | $21,330 | $33,830 | $46,830 | $72,830 |
| TAS | $18,247 | $28,497 | $38,747 | $52,697 |
| NT | $18,368 | $27,340 | $42,350 | $72,750 |
| ACT | $11,400 | $20,900 | $34,580 | $66,060 |
Values are approximate and based on standard rate schedules for 2025-26. VIC figures use general (non-PPR) rates. ACT figures use the owner-occupier schedule. Actual duty may vary — use our calculator for precise figures.
Which State Has the Cheapest Stamp Duty?
The answer depends on the purchase price and the type of buyer you are. There is no single "cheapest" state across all scenarios.
At lower property values (under $400,000), the Northern Territory's unique quadratic formula can produce some of the lowest duty in the country. However, as property values increase, the NT formula escalates quickly and becomes less competitive.
In the $500,000 to $1,000,000 range — where most Australian property purchases fall — Queensland and NSW tend to produce the lowest duty for standard buyers. Queensland's rate schedule is particularly favourable in this mid-range, often producing duty $5,000 to $15,000 less than Victoria on the same purchase price.
Victoria tends to be the most expensive state for standard (non-first-home-buyer) purchases. However, Victoria offers strong first home buyer concessions — including full exemption up to $600,000 for homes and a sliding concession up to $750,000 — which can make it very competitive for eligible purchasers.
The ACT is in the process of phasing out stamp duty entirely, replacing it with higher annual land tax (general rates). As a result, ACT stamp duty rates are already lower than most other states — particularly for owner-occupiers at higher price points. However, ACT property owners pay ongoing rates that are higher than comparable interstate levies.
How Each State Calculates Stamp Duty
Each state uses a bracket-based system (similar to income tax), but the number of brackets, the rates within each bracket, and the special rules vary significantly. Below is a brief overview of each state's approach.
New South Wales
NSW uses 6 marginal rate brackets that apply to all buyers regardless of whether they are owner-occupiers or investors. The top marginal rate is $5.50 per $100 on the portion of value above $1,123,000. A premium duty rate of $7.00 per $100 applies to properties above $3,721,000. The premium threshold is CPI-indexed annually. NSW also charges a minimum duty of $20 on very low-value transfers.
Victoria
Victoria has two separate rate schedules: general rates (for investors and all non-PPR purchases) and principal place of residence (PPR) rates for owner-occupiers buying properties valued at $550,000 or less. Above $550,000, owner-occupiers pay general rates. A flat rate of 5.5% of the entire dutiable value applies to properties above $960,000. Victoria's general rates tend to produce the highest duty in Australia for mid-range to high-value properties.
Queensland
Queensland maintains a standard schedule and a separate home concession schedule for owner-occupiers. The home concession schedule produces lower duty for properties up to $1,085,000, above which both schedules converge. Queensland's rates are among the most competitive in the $500K-$1M range, making it one of the cheaper states for typical residential purchases.
Western Australia
WA uses a single rate schedule for all property types with no distinction between owner-occupiers and investors in the base rates. The schedule has multiple brackets with the top marginal rate of $5.15 per $100 on the portion above $725,000. WA's rates sit in the middle of the pack nationally.
South Australia
SA has 9 brackets in its stamp duty schedule, producing a more gradual progression of rates. The schedule applies equally to owner-occupiers and investors for residential property. Commercial property has been exempt from stamp duty since 2018, but residential transfers remain fully subject to duty. SA's rates tend to be above the national average, particularly at the $500K-$1M level.
Tasmania
Tasmania's schedule has 7 brackets, including a flat $50 minimum duty for properties valued under $3,000. The top marginal rate is $4.50 per $100 on the portion above $725,000. Tasmania's rates are moderate — generally cheaper than Victoria and South Australia but slightly more expensive than Queensland.
Northern Territory
The NT uses a unique quadratic formula for properties valued up to $525,000: D = (0.06571441 × V²) + (15 × V), where V is the property value in thousands. Above $525,000, flat percentage rates apply: 4.95% up to $3M, 5.75% up to $5M, and 5.95% above $5M. The formula produces very low duty at lower values but escalates sharply, making the NT expensive for premium properties.
Australian Capital Territory
The ACT has separate schedules for owner-occupiers and non-owner- occupiers (investors). Both schedules are lower than most other states due to the ACT's ongoing transition from stamp duty to annual land tax. For owner-occupiers, a flat rate of 4.54% applies above $1,455,000. The non-owner- occupier schedule applies higher rates across all brackets. As the ACT continues phasing out stamp duty, these rates are expected to decrease further over time.
First Home Buyer Concessions by State
Every state and territory offers some form of assistance to first home buyers, though the type and generosity of relief varies enormously. Most states provide stamp duty exemptions or concessions, while the Northern Territory relies on a cash grant instead. The table below summarises the main form of stamp duty relief available to first home buyers in each jurisdiction.
| State | FHB Relief Type | Max Benefit |
|---|---|---|
| NSW | Sliding exemption | ~$30,490 (at $800K) |
| VIC | Sliding exemption | ~$27,960 (at $600K) |
| QLD | Stepped / full exemption | Up to full exemption (new homes) |
| WA | FHOR exemption | ~$17,765 (at $500K) |
| SA | Full relief (new only) | Full exemption |
| TAS | Full exemption | ~$28,497 (at $750K) |
| NT | None (grant instead) | $0 duty relief |
| ACT | Income-tested HBCS | Up to $35,238 |
Concession availability depends on property value, property type (new vs established), and buyer eligibility criteria. Refer to individual state guides for full details.
Foreign Buyer Surcharges by State
Most Australian states impose an additional stamp duty surcharge on foreign purchasers of residential property. This surcharge is calculated as a flat percentage of the property's dutiable value and is payable on top of the standard stamp duty. The Northern Territory and ACT are the only jurisdictions that do not apply a stamp duty surcharge to foreign buyers, though the ACT levies an annual land tax surcharge on foreign-owned properties instead.
| State | Surcharge Rate | On $750K Property |
|---|---|---|
| NSW | 9% | $67,500 |
| VIC | 8% | $60,000 |
| QLD | 8% | $60,000 |
| WA | 7% | $52,500 |
| SA | 7% | $52,500 |
| TAS | 8% | $60,000 |
| NT | 0% | $0 |
| ACT | 0%* | $0* |
*ACT does not charge a stamp duty surcharge but levies an annual land tax surcharge of 0.75% on foreign-owned residential property.
Compare stamp duty for your property
Enter your purchase price and see duty across all states side by side — including first home buyer concessions and foreign buyer surcharges.
Use the Stamp Duty Calculator →Key Differences to Know
Beyond the headline rate schedules, there are several structural differences between state stamp duty regimes that can materially affect how much you pay.
Owner-Occupier vs Investor
Victoria, Queensland, and the ACT have different rate schedules for owner-occupiers and investors. In Victoria, the lower PPR rates only apply to properties under $550,000. In all other states, the base duty rate is the same regardless of the buyer's intent.
Off-the-Plan Concessions
Victoria, Western Australia, and Tasmania offer off-the-plan duty reductions that allow buyers to pay duty on a reduced value (typically excluding the construction component). Other states do not have specific off-the-plan concessions in their stamp duty legislation.
Minimum Duty
NSW requires a minimum duty of $20 on any dutiable transaction. Tasmania requires a minimum of $50 for properties valued under $3,000. Other states and territories do not impose a minimum duty amount — the schedule simply starts at zero.
Premium / Luxury Rates
NSW applies a premium rate of $7.00 per $100 above $3,721,000 (CPI-indexed annually). Victoria charges a flat 5.5% on the entire property value above $960,000. Most other states simply continue their standard bracket schedule without a separate premium rate tier.
State-by-State Calculator Links
Use our dedicated state calculators to get an exact stamp duty estimate for your property, including first home buyer concessions and foreign buyer surcharges.
If you're buying an apartment in any state, ongoing strata levies are another significant cost that varies by state — factor them into your total budget alongside stamp duty.
Frequently asked questions
Related guides
Stamp Duty Explained →
How stamp duty works in Australia — rate schedules, when it applies, and how it's calculated.
First Home Buyer Guide →
State-by-state exemptions, concessions, grants, and eligibility criteria for first home buyers.
How to Reduce Stamp Duty →
Legitimate strategies to minimise stamp duty including off-the-plan purchases, timing, and concessions.