Australian Stamp Duty Comparison 2026-27: Same Price, Different State, Thousands Apart

Stamp duty on the same property price can vary by $30,000 or more between Australian states. A $750,000 home attracts approximately $40,000 in duty in Victoria, $31,500 in NSW, $24,200 in Western Australia, $20,000 in Queensland, and as little as zero for a first-home buyer in the ACT or on a new home in Queensland. This article compares the standard (non-concession) stamp duty across all eight states and territories for FY2026-27 at three common price points, then examines how first-home buyer concessions change the outcome in each jurisdiction.

Standard transfer duty on a $500,000 property (no concessions, general residential rates):

• NSW: $11,602 + 4.5% of $113,000 = $16,687
• VIC: $2,870 + 6% of $370,000 = $25,070 (or PPR concessional: ~$21,970)
• QLD: $17,325 + 4.5% of $0 = $17,325 (the $500K falls within the $75K–$540K band; $1,050 + 3.5% of $425,000 = $15,925 — correction: $1,050 + 3.5% × $425,000 = $15,925)
• WA: $11,115 + 4.75% of $140,000 = $17,765
• SA: $21,330 (at the $500K threshold exactly)
• TAS: $12,935 + 4.25% of $125,000 = $18,250
• ACT (investor scale): approximately $16,740
• NT: formula-based, approximately $23,929

The range at $500,000: from roughly $15,925 in QLD to $25,070 in VIC — a difference of over $9,000. SA sits at $21,330, while NSW and WA are in the $16,500–$18,000 range.

Standard transfer duty on a $750,000 property (no concessions):

• NSW: $11,602 + 4.5% of $363,000 = $27,937
• VIC: $2,870 + 6% of $620,000 = $40,070
• QLD: $17,325 + 4.5% of $210,000 = $26,775
• WA: $28,453 + 5.15% of $25,000 = $29,740
• SA: $21,330 + 5.5% of $250,000 = $35,080
• TAS: $12,935 + 4.25% of $375,000 = $28,873
• ACT (investor scale): approximately $29,200
• NT: approximately $38,000–$45,000 (tiered, estimate only)

The range at $750,000: from roughly $26,775 in QLD to $40,070 in VIC — a difference of over $13,000. WA becomes more expensive than NSW at this level due to the higher 5.15% marginal rate kicking in above $725,000.

Standard transfer duty on a $1,000,000 property (no concessions):

• NSW: $11,602 + 4.5% of $613,000 = $39,187
• VIC: 5.5% flat (since $960,001–$2M band) = $55,000
• QLD: $38,025 + 5.75% of $0 = $38,025 (at exactly $1M threshold)
• WA: $28,453 + 5.15% of $275,000 = $42,615
• SA: $21,330 + 5.5% of $500,000 = $48,830
• TAS: $27,810 + 4.5% of $275,000 = $40,185
• ACT (investor scale): approximately $44,200
• NT: approximately $48,000–$55,000

At $1,000,000, Victoria is the most expensive at $55,000, while QLD is the cheapest at $38,025. The gap exceeds $16,000.

First-home buyer outcome comparison: same $600,000 property

The first-home buyer stamp duty picture is dramatically different from the standard rates. Here is what a qualifying first-home buyer pays on a $600,000 property in each state (assuming eligibility criteria are met):

• NSW (new or existing home): zero duty (FHBAS full exemption up to $800,000)
• VIC (new or existing): zero duty (up to $600,000 full exemption)
• QLD (new home): zero duty (no price cap since May 2025). QLD existing home: zero duty (up to $700,000 full exemption)
• WA (metro/Peel existing): partial duty (in the $500K–$700K phase-out range). WA regional existing: zero duty (up to $750,000)
• SA (new home only): zero duty. SA existing home: $26,830 (no relief)
• TAS (existing home): full standard duty (~$22,500 as at July 2026, relief expired). TAS new home: full standard duty minus $10,000 FHOG
• ACT: zero duty (HBCS up to $1,020,000 with no income test from July 2026)
• NT (new home): duty of ~$24,000 minus $50,000 HomeGrown = net zero duty plus ~$26,000 surplus. NT existing home: full duty, no relief

At $600,000 for a first-home buyer, the outcome is zero duty in NSW, VIC, QLD (both new and existing), SA (new only), and ACT. WA provides partial relief in metro areas. SA’s existing-home buyer pays $26,830. Tasmania’s first-home buyer on an existing home now faces full duty (given the expired relief) unless new legislation passes. The NT’s HomeGrown grant more than covers the duty on a new home.

Foreign buyer outcome comparison: $700,000 property

Foreign purchasers face very different stamp duty bills depending on the state:

• NSW: standard duty (~$25,687) + 9% surcharge ($63,000) = $88,687
• VIC: standard duty (~$37,070) + 8% additional duty ($56,000) = $93,070
• QLD: standard duty (~$23,525) + 8% AFAD ($56,000) = $79,525
• WA: standard duty (~$26,565) + 7% surcharge ($49,000) = $75,565
• SA: standard duty (~$32,330) + 7% surcharge ($49,000) = $81,330
• TAS: standard duty (~$27,060) + 8% FIDS ($56,000) = $83,060
• ACT: standard investor duty (~$28,202) + no surcharge = $28,202
• NT: standard duty (~$33,000–$42,000) + no surcharge = $33,000–$42,000

For a foreign buyer, the ACT is by far the cheapest jurisdiction at $28,202 — over $60,000 less than Victoria at the same price. The NT is the next cheapest. NSW and VIC are the most expensive, largely due to the foreign surcharge (9% and 8% respectively).

Which state is cheapest for whom?

For a non-first-home buyer Australian citizen purchasing an established home: QLD is generally cheapest at most price points, followed by NSW and WA. VIC and SA are more expensive at mid-range prices.

For a first-home buyer: QLD (new home, no price cap), ACT (up to $1,020,000), and NSW (up to $800,000) offer the most generous zero-duty outcomes. SA offers zero duty on new homes only. WA provides relief with lower metro caps. TAS’s first-home buyer established-home relief has expired as at July 2026.

For a foreign buyer: the ACT and NT are dramatically cheaper because they do not impose a foreign conveyance surcharge. Among states with a surcharge, WA (7%) is marginally cheaper than QLD, VIC and SA (8%) and NSW (9%).

These comparisons are for stamp duty only. Land tax, ongoing foreign owner surcharges, FHOG eligibility and other state-specific costs should be modelled alongside duty for a complete picture.

What this means for your purchase decision

Stamp duty can swing your total upfront cost by $30,000–$60,000 depending on which state you buy in and your buyer profile. If you have flexibility in where you live or invest, factoring in the duty differential between states is financially rational — particularly for first-home buyers, where the gap between zero-duty and full-duty states can equal a year or more of savings.

However, stamp duty is only one cost. Property prices, rental yields, capital growth prospects, employment opportunities and lifestyle preferences drive the long-term return on a property purchase. A low-duty state with lower capital growth may underperform a high-duty state with stronger appreciation over a 5–10 year horizon.

Information sources

All stamp duty figures in this article are calculated from the published FY2026-27 rate scales of each state and territory revenue office: Revenue NSW, SRO Victoria, Queensland Revenue Office, WA Department of Treasury, RevenueSA, SRO Tasmania, ACT Revenue Office, and NT Territory Revenue Office. Rates and concessions are current as at July 2026. Dollar figures are calculated at the indicated property values using the standard residential general scales (or investor scales for ACT) unless otherwise stated. Concession eligibility is assumed where indicated; actual eligibility depends on individual circumstances.

Frequently asked questions

Which state has the cheapest stamp duty overall?

At most price points under $1,000,000, Queensland has the lowest standard (non-concession) stamp duty among the states. The ACT is cheapest for foreign buyers. For first-home buyers, multiple states offer zero duty depending on the property type and price.

Can I avoid stamp duty by buying in a cheaper state and renting it out?

You pay stamp duty in the state where the property is located, regardless of where you live. If you buy in QLD and live in NSW, you pay QLD rates. The property’s location determines the applicable duty, not your residential address.

Does stamp duty vary between capital cities and regional areas within the same state?

Generally no — stamp duty rates are state-wide and do not distinguish between capital city and regional locations within the same state. However, some concessions (such as WA’s first-home buyer regional threshold of $750,000 versus $500,000 metro) do vary by location, and the VIC FHOG is higher ($20,000) in regional Victoria than in metropolitan Melbourne ($10,000).

How often do stamp duty rates change?

NSW adjusts its thresholds for CPI each July. Most other states review rates periodically through state budgets, usually annually or every few years. Concession thresholds and grant amounts can change with any budget or legislative change. Always check current rates before committing to a purchase.

Next step: calculate your stamp duty across states

If you are comparing properties across state lines, an accurate stamp duty calculation for each property is essential to your budget. Speak with an Arrivau licensed mortgage consultant — we can run duty estimates across multiple states and factor them into your borrowing capacity assessment. We respond within one business day.

General information disclaimer

This article is general information only and is not personal financial, tax, legal or credit advice. Stamp duty rates, concessions and thresholds change by jurisdiction and over time. Arrivau Pty Ltd (ABN 81 643 901 599) provides credit assistance as an ASIC Credit Representative, CRN 530978. Obtain independent legal and duty advice from a licensed conveyancer or solicitor in the relevant state before purchasing property.