Australian Stamp Duty Comparison 2026: All 8 States, Same Property Price, Side-by-Side Breakdown

Stamp duty costs on the same property can vary by more than $80,000 depending on which Australian state or territory you buy in, and by over $130,000 once foreign buyer surcharges and first-home buyer concessions are factored in. This article compares the standard transfer duty, first-home buyer entitlement, and foreign buyer total cost across all eight jurisdictions — New South Wales, Victoria, Queensland, Western Australia, South Australia, Tasmania, the Australian Capital Territory, and the Northern Territory — at three representative price points: $500,000, $800,000, and $1,500,000.

Data in this article is sourced from each jurisdiction's revenue office and reflects the 2026-27 financial year rates operative from 1 July 2026. All duty calculations are approximate and should be verified with the /calculators/stamp-duty/ tool or a licensed conveyancer before committing to a purchase. Duty values are rounded to the nearest dollar.

Standard Duty at $500,000 Purchase Price

At a $500,000 purchase price — approximately the median for regional areas and entry-level apartments in several capital cities — the standard duty payable by a non-first-home buyer, non-foreign purchaser varies as follows. Calculations are based on each jurisdiction's published 2026-27 duty scales.

1 · Queensland: $15,925 — the lowest standard duty at this price point. Calculated as $1,050 plus 3.5% on the $425,000 excess above $75,000. Queensland's low marginal rates in the mid-value bands produce the cheapest duty among all states for a $500,000 purchase.

2 · New South Wales: $16,687 — calculated as $11,602 plus 4.5% on the $113,000 excess above $387,000. NSW's threshold structure keeps mid-value duty relatively competitive.

3 · Western Australia: $17,765 — calculated as $11,115 plus 4.75% on the $140,000 excess above $360,000. WA's 4.75% marginal rate in this band sits between QLD and VIC.

4 · Tasmania: $18,248 — calculated as $12,935 plus 4.25% on the $125,000 excess above $375,000. TAS benefits from a lower marginal rate of 4.25% in this band, offsetting a higher base threshold amount.

5 · South Australia: $21,330 — calculated as $11,330 plus 5% on the $200,000 excess above $300,000. SA's 5% marginal band pushes duty higher than the eastern states.

6 · Northern Territory: $23,929 — calculated using the NT's formula-based approach: (0.06571441 × 500²) + (15 × 500) = $16,429 + $7,500. The quadratic formula produces a duty level above most southern states.

7 · Victoria: $25,070 — calculated as $2,870 plus 6% on the $370,000 excess above $130,000. VIC's 6% marginal rate in the mid-value band makes it the most expensive state for standard duty at $500,000.

8 · Australian Capital Territory: $0 — under the owner-occupier HBCS, properties up to $1,020,000 pay zero conveyance duty. This represents a saving of $15,925 to $25,070 compared with other jurisdictions. Note: this applies to the owner-occupier concessional scale; investors in the ACT pay standard duty at the investor scale.

The spread between the cheapest standard duty (QLD at $15,925) and the most expensive (VIC at $25,070) is $9,145 — a 57% difference on the same purchase price. The ACT outlier at $0 widens this spread to $25,070.

Standard Duty at $800,000 Purchase Price

At $800,000 — a common price point for median houses in several capital cities and higher-value apartments — the jurisdiction ranking shifts as marginal rate structures diverge.

1 · Queensland: $29,025 — calculated as $17,325 plus 4.5% on the $260,000 excess above $540,000. QLD retains the lowest-cost position through its moderate marginal rates.

2 · New South Wales: $30,187 — calculated as $11,602 plus 4.5% on the $413,000 excess above $387,000. NSW and QLD converge at this price point due to similar marginal rates in overlapping bands.

3 · Tasmania: $31,185 — calculated as $27,810 plus 4.5% on the $75,000 excess above $725,000. TAS benefits from the lower top marginal rate despite a high base threshold.

4 · Western Australia: $32,316 — calculated as $28,453 plus 5.15% on the $75,000 excess above $725,000. WA's top rate kicks in at $725,000, creating a step increase.

5 · South Australia: $37,830 — calculated as $21,330 plus 5.5% on the $300,000 excess above $500,000. SA's 5.5% top rate applies above $500,000, accelerating duty growth at higher values.

6 · Victoria: $43,070 — calculated as $2,870 plus 6% on the $670,000 excess above $130,000. VIC's 6% marginal rate through the broad $130,000–$960,000 band generates the highest standard duty among the states at $800,000.

7 · Northern Territory: approximately $39,600 to $47,600 — the NT's tiered structure above $525,000 ranges from 4.95% to 5.95%. The midpoint estimate is approximately $43,600, placing it near VIC's level.

8 · Australian Capital Territory: $0 under owner-occupier HBCS, as the $800,000 value remains within the $1,020,000 zero-duty threshold. For investor-scale purchasers, standard ACT duty applies.

The spread between QLD ($29,025) and VIC ($43,070) is $14,045 — a 48% difference. Including ACT at $0, the maximum spread is $43,070.

Standard Duty at $1,500,000 Purchase Price

At $1,500,000 — representative of premium houses in capital cities — duty costs become substantial, with top marginal rates driving divergence between jurisdictions.

1 · Tasmania: $62,685 — calculated as $27,810 plus 4.5% on the $775,000 excess above $725,000. TAS takes the lowest-cost position at this price point due to its 4.5% top rate, the lowest top marginal rate of any state.

2 · New South Wales: $63,787 — calculated as $52,237 plus 5.5% on the $210,000 excess above $1,290,000. NSW's tiered approach keeps duty competitive through the lower bands before the 5.5% rate engages.

3 · Queensland: $66,775 — calculated as $38,025 plus 5.75% on the $500,000 excess above $1,000,000. QLD moves from lowest at $500K to third-highest at $1.5M as its 5.75% top rate takes effect.

4 · Western Australia: $68,366 — calculated as $28,453 plus 5.15% on the $775,000 excess above $725,000. WA's 5.15% top rate delivers a middle-ranking result.

5 · South Australia: $76,330 — calculated as $21,330 plus 5.5% on the $1,000,000 excess above $500,000. SA's high base calculation and 5.5% top rate make it expensive at premium values.

6 · Victoria: $82,500 — calculated as a flat 5.5% on the full $1,500,000. VIC's flat-rate structure in the $960,000–$2,000,000 band becomes expensive at higher values compared with tiered jurisdictions.

7 · Northern Territory: approximately $74,250 to $89,250 — the NT's tiered rates at the upper end range from 4.95% to 5.95%. The midpoint estimate is approximately $81,750.

8 · Australian Capital Territory: under the owner-occupier HBCS, partial duty applies to the $480,000 excess above $1,020,000. The exact duty depends on the HBCS marginal rate for excess value, but it remains significantly below the full investor-scale duty. Under the investor scale, standard ACT duty applies at full rates. The HBCS delivers meaningful savings even above the zero-duty threshold.

The spread between the lowest (TAS at $62,685) and highest (VIC at $82,500) is $19,815. ACT HBCS partial duty would be lower still.

First-Home Buyer Comparison Across All States

First-home buyer concessions dramatically alter the duty landscape, and the value of relief varies enormously by jurisdiction at each price point. The following shows which jurisdictions offer the best outcome for a first-home buyer at each representative price.

First-Home Buyer at $500,000

At $500,000, five jurisdictions provide a full stamp duty exemption to eligible first-home buyers: NSW (exemption up to $800,000), VIC (exemption up to $600,000), QLD (full exemption on existing homes up to $700,000; new homes have no duty and no cap), SA (full relief on new homes only, no cap), and ACT (HBCS zero duty up to $1,020,000). In these jurisdictions, a first-home buyer pays zero duty.

TAS first-home buyers face the most significant change: the established-home exemption expired on 30 June 2026, so first-home buyers now pay the full $18,248 standard duty on existing homes. New-home buyers receive the $10,000 FHOG as a separate cash payment.

WA provides an exemption up to $500,000 for first-home buyers, with a phase-out to $700,000. At exactly $500,000, the buyer should receive the full exemption, paying zero duty.

NT first-home buyers pay $23,929 in standard duty but may receive the $50,000 HomeGrown Territory Grant for new-home purchases, producing a net positive cash position of roughly $26,071 after duty. This represents the most generous net outcome of any jurisdiction, though it is available only for new homes with no price cap.

First-Home Buyer at $800,000

At $800,000, the first-home buyer landscape narrows. NSW provides full exemption up to $800,000, so a buyer at exactly this price point pays zero duty. QLD offers full exemption on new homes with no price cap, and on existing homes the exemption phases out between $700,000 and $800,000 — at exactly $800,000, a buyer of an existing home may receive no concession. SA offers full relief on new homes with no cap.

VIC's first-home buyer concession phases out between $600,000 and $750,000, so at $800,000 a VIC first-home buyer receives no concession and pays the full $43,070 standard duty.

WA's first-home buyer phase-out extends to $700,000 or $750,000 depending on location, so at $800,000 no concession applies and full duty of $32,316 is payable.

TAS first-home buyers pay the full $31,185 standard duty, with the $10,000 FHOG available only for new-home purchases.

ACT first-home buyers continue to pay zero duty under the HBCS up to $1,020,000.

NT first-home buyers pay approximately $43,600 in standard duty but may receive the $50,000 HomeGrown grant for new homes, producing a net positive of roughly $6,400.

First-Home Buyer at $1,500,000

At $1,500,000, most first-home buyer concessions are unavailable due to price caps. NSW concessions expire at $1,000,000. VIC at $750,000. WA at $700,000/$750,000. TAS established-home exemption has expired.

QLD and SA stand out: both offer full stamp duty exemption on new homes with no purchase price cap. A first-home buyer purchasing a $1,500,000 newly constructed home in either QLD or SA pays zero stamp duty. For existing homes, QLD offers no concession at this level, and SA's relief is limited to new homes.

ACT provides partial relief under the HBCS, with duty applying only to the excess above $1,020,000. This delivers substantial savings compared with states offering no concession.

NT offers the $50,000 HomeGrown grant for new homes, reducing the effective net cost of the approximately $81,750 duty to roughly $31,750. No other state with a grant program comes close to this level of support above the median price point.

Foreign Buyer Comparison Across All States

Foreign buyer surcharges introduce a second layer of cost that varies from 0% to 9% of the purchase price. The total foreign buyer duty (standard duty plus surcharge) at each price point is as follows, ranked from lowest to highest total cost.

Foreign Buyer Total Duty at $500,000

1 · ACT: $0 (HBCS owner-occupier, no foreign surcharge). If ineligible for HBCS, investor-scale duty applies with no surcharge. 2 · NT: $23,929 (no foreign surcharge). 3 · QLD: $15,925 standard + $40,000 surcharge (8%) = $55,925. 4 · WA: $17,765 standard + $35,000 surcharge (7%) = $52,765. 5 · SA: $21,330 standard + $35,000 surcharge (7%) = $56,330. 6 · TAS: $18,248 standard + $40,000 surcharge (8%) = $58,248. 7 · NSW: $16,687 standard + $45,000 surcharge (9%) = $61,687. 8 · VIC: $25,070 standard + $40,000 surcharge (8%) = $65,070.

The spread between the lowest total foreign buyer duty (ACT at $0) and the highest (VIC at $65,070) is $65,070. Between the two no-surcharge jurisdictions, NT's $23,929 and ACT's $0, the ACT's HBCS creates a decisive advantage.

Foreign Buyer Total Duty at $800,000

1 · ACT: $0 (HBCS owner-occupier, no foreign surcharge). 2 · NT: approximately $43,600 (no foreign surcharge). 3 · WA: $32,316 standard + $56,000 surcharge (7%) = $88,316. 4 · SA: $37,830 standard + $56,000 surcharge (7%) = $93,830. 5 · TAS: $31,185 standard + $64,000 surcharge (8%) = $95,185. 6 · QLD: $29,025 standard + $64,000 surcharge (8%) = $93,025. 7 · NSW: $30,187 standard + $72,000 surcharge (9%) = $102,187. 8 · VIC: $43,070 standard + $64,000 surcharge (8%) = $107,070.

The spread between ACT ($0) and VIC ($107,070) exceeds $107,000 — more than 13% of the property price.

Foreign Buyer Total Duty at $1,500,000

1 · ACT: HBCS partial duty (no foreign surcharge). Investor scale: standard ACT duty without surcharge. 2 · NT: approximately $81,750 (no foreign surcharge). 3 · WA: $68,366 standard + $105,000 surcharge (7%) = $173,366. 4 · TAS: $62,685 standard + $120,000 surcharge (8%) = $182,685. 5 · QLD: $66,775 standard + $120,000 surcharge (8%) = $186,775. 6 · SA: $76,330 standard + $105,000 surcharge (7%) = $181,330. 7 · NSW: $63,787 standard + $135,000 surcharge (9%) = $198,787. 8 · VIC: $82,500 standard + $120,000 surcharge (8%) = $202,500.

At $1,500,000, NSW and VIC produce total foreign buyer duty approaching or exceeding $200,000, while ACT HBCS and NT remain dramatically lower due to the absence of surcharges.

Which State Is Cheapest Overall?

The answer depends entirely on buyer profile and purchase price, but clear patterns emerge across the data. For standard non-concessional buyers, Queensland is cheapest at $500,000 and $800,000, while Tasmania takes the lead at $1,500,000 due to its low 4.5% top marginal rate. Victoria is consistently the most expensive for standard buyers at all three price points.

For first-home buyers, the ACT's HBCS delivers zero duty up to $1,020,000 with no income test — the broadest relief of any jurisdiction. Queensland and South Australia offer the best outcomes above $1,000,000 through uncapped new-home exemptions. The NT's $50,000 HomeGrown grant produces a net positive cash position for new-home buyers at moderate price points but becomes less dominant at premium values where high duty outpaces the grant.

For foreign buyers, the ACT and NT are structurally cheapest due to zero conveyance surcharges. The ACT's HBCS offers the lowest possible outcome at $0 for sub-$1,020,000 purchases. Among surcharge jurisdictions, WA and SA are cheapest at 7%, while NSW is most expensive at 9%. Victoria combines the highest standard duty with an 8% surcharge, making it the costliest jurisdiction for foreign buyers at all three price points examined.

Beyond Duty: Other Transaction Costs

The stamp duty comparison is only one component of total transaction cost. Buyers should also account for conveyancing fees (typically $1,000 to $2,500), mortgage registration fees, transfer registration fees, building and pest inspections, lender fees, and — for foreign buyers — FIRB application fees which range from $15,100 for sub-$1,000,000 properties to over $121,800 for properties above $4,000,000. These additional costs are broadly similar across jurisdictions but can add $5,000 to $20,000 to the total upfront outlay depending on property value and buyer profile.

Internal Links for the Next Decision

Comparing stamp duty across states is the first step in understanding your total property purchase cost. Use these Arrivau resources to take the next step:

· Use the /calculators/stamp-duty/ calculator to model exact duty for your specific property value, buyer type, and state — updated with 2026-27 rates · Read /tas-stamp-duty-2026/ for the detailed guide on Tasmania's duty and the expiry of the established-home first-home buyer exemption · Read /act-stamp-duty-2026/ for the full analysis of the ACT's HBCS, income test removal, and zero foreign conveyance surcharge · Read /nt-stamp-duty-2026/ for the Northern Territory's formula-based duty, HomeGrown $50K grant, and grant interaction rules · Read /foreign-buyer-stamp-duty-australia-2026/ for the comprehensive foreign buyer guide covering surcharges, FIRB fees, and non-resident tax · See /stamp-duty-australia-2026-27-comparison/ for a broader overview of all duty scales with policy context · Explore state-specific home loan pages at /nsw-home-loans/, /vic-home-loans/, /qld-home-loans/ and equivalent pages for other states

Information Sources

· Revenue NSW — Transfer duty rates and First Home Buyers Assistance scheme, effective 1 July 2026 · State Revenue Office Victoria — Transfer duty rates and first-home buyer concessions, 2026-27 · Queensland Office of State Revenue — Transfer duty rates and first-home concessions, 2026-27 · WA Department of Finance — Transfer duty rates and first-home buyer exemptions, 2026-27 · RevenueSA — Transfer duty rates and first-home owner relief, 2026-27 · SRO Tasmania — Transfer duty rates, FHOG, and Foreign Investor Duty Surcharge, 2026-27 · ACT Revenue Office — HBCS rates and eligibility, income test removal effective 1 July 2026 · NT Territory Revenue Office — Transfer duty formula and tiered rates, HomeGrown and FreshStart grants, 2026-27

FAQ

Q: Which Australian state has the cheapest stamp duty?

A: It depends on the purchase price and buyer profile. For standard non-concessional buyers, Queensland is cheapest at $500,000 ($15,925) and $800,000 ($29,025), while Tasmania is cheapest at $1,500,000 ($62,685). For owner-occupier first-home buyers, the ACT has the lowest duty at $0 up to $1,020,000. For foreign buyers, the ACT and NT are cheapest due to zero conveyance surcharges.

Q: How much does stamp duty vary between states on the same property?

A: On a $500,000 property, standard duty ranges from $15,925 (QLD) to $25,070 (VIC), a spread of $9,145. On an $800,000 property, the range is $29,025 (QLD) to $43,070 (VIC), a spread of $14,045. On a $1,500,000 property, the range is $62,685 (TAS) to $82,500 (VIC), a spread of $19,815. Including ACT's HBCS at $0, the maximum spread at $500K and $800K is $25,070 and $43,070 respectively.

Q: Which state offers the best stamp duty outcome for first-home buyers?

A: The ACT's HBCS provides zero duty up to $1,020,000 with no income test from 1 July 2026, making it the broadest and simplest first-home buyer concession. Queensland and South Australia offer full exemption on new homes with no purchase price cap. The NT's $50,000 HomeGrown grant can produce a net positive cash position for new-home buyers at moderate price points.

Q: Where are foreign buyers charged the most in stamp duty?

A: Victoria produces the highest total foreign buyer duty across all three price points examined, combining its 6% marginal standard rate with an 8% foreign surcharge. At $1,500,000, a foreign buyer in VIC pays approximately $202,500 in total duty. New South Wales at 9% has the highest surcharge rate, producing $198,787 at $1,500,000. The ACT and NT charge no conveyance surcharge, making them far cheaper for foreign buyers.

Q: Why do some first-home buyers pay zero stamp duty at $1,500,000 while others pay full duty?

A: Queensland and South Australia provide full stamp duty exemption on new homes with no purchase price cap. A first-home buyer building or buying a brand-new home at any price in these states pays zero stamp duty. Most other jurisdictions cap their first-home buyer concessions at much lower thresholds — NSW at $1,000,000, VIC at $750,000, and WA at $700,000/$750,000. Tasmania's established-home first-home buyer exemption expired on 30 June 2026.

General Information Disclaimer

This article is general information only and is not personal financial, tax, legal or credit advice. Stamp duty rates, thresholds and concessions can change without notice. Arrivau Pty Ltd (ABN 81 643 901 599) provides credit assistance as an ASIC Credit Representative, CRN 530978. Consider your objectives, financial situation and needs, and seek licensed advice before making a property decision. For an assessment of your borrowing position, speak with an Arrivau consultant — we respond within one business day.