Stamp duty at common prices (2026-27, general rates)
| State | $500,000 | $700,000 | $1,000,000 |
|---|---|---|---|
| New South Wales | $16,687 | $25,687 | $39,187 |
| Victoria | $25,070 | $37,070 | $55,000 |
| Queensland | $15,925 | $24,525 | $38,025 |
| Western Australia | $17,765 | $27,265 | $42,615.50 |
| South Australia | $21,330 | $32,330 | $48,830 |
| Tasmania | $18,247.50 | $26,747.50 | $40,185 |
| ACT (not owner-occupier) | $11,400 | $20,040 | $36,950 |
| Northern Territory | $23,928.60 | $34,650 | $49,500 |
Buying a home to live in lowers the duty in Queensland (home concession at any price), Victoria (up to $550,000), Western Australia (up to $200,000) and the ACT (owner-occupier rates: $8,408 at $500,000). NSW, SA, TAS and NT charge the same rates whether or not you live in the home.
First home buyers
| State | First home buyer relief (2026-27) |
|---|---|
| New South Wales | No duty up to $800,000, reduced up to $1,000,000 |
| Victoria | No duty up to $600,000, reduced up to $750,000 |
| Queensland | New home or vacant land: no duty at any price. Established home: concession of up to $17,350 (no duty up to about $700,000), ends at $800,000 |
| Western Australia | No duty up to $600,000, then $16.15 per $100 over $600,000 up to $800,000 (contracts from 7 May 2026) |
| South Australia | New home or vacant land: no duty at any price. Established homes: no relief |
| Tasmania | The established home exemption ended for settlements after 30 June 2026: general rates apply |
| ACT | Home Buyer Concession Scheme: no duty at any price from 1 July 2026, with no income test, if no buyer has owned property in the last 5 years |
| Northern Territory | No duty discount for established homes. A detached house and land package bought from a builder is exempt (contracts to 30 June 2027, any buyer) |
Foreign buyer surcharges
On top of normal duty: NSW 9%, Victoria 8%, Queensland 8%, Tasmania 8%, Western Australia 7%, South Australia 7%. The ACT and NT have no foreign buyer duty surcharge.
Worked examples
An $800,000 home in NSW costs $30,187: $11,602 plus 4.5% of the $413,000 above $387,000. A first home buyer pays nothing. In Western Australia a first home buyer at $700,000 pays $16.15 for each $100 over $600,000: $16,150, instead of $27,265.
In the Northern Territory, duty up to $525,000 uses a formula: (0.06571441 × V²) + 15V, where V is the price divided by 1,000. At $400,000 that is $16,514.30. Above $525,000 it is a flat 4.95% of the whole price.
Sources
- Revenue NSW: transfer duty rates 2026/2027 and the First Home Buyers Assistance Scheme.
- State Revenue Office Victoria: general rates, principal place of residence concession and first home buyer exemption.
- Queensland Revenue Office: transfer duty, home concession and first home concession rates.
- WA Department of Treasury and Finance: general, concessional and first home owner rates (from 7 May 2026).
- RevenueSA: rates of stamp duty and stamp duty relief for eligible first home buyers.
- State Revenue Office Tasmania: rates of duty and first home buyers of established homes duty relief.
- ACT Revenue Office: non-commercial rates (from 1 July 2025, unchanged in 2026-27) and the Home Buyer Concession Scheme.
- NT Territory Revenue Office: conveyance duty formula and the house and land package exemption.
Working out repayments too? Use the mortgage repayment calculator.
Frequently asked questions
Which state has the lowest stamp duty?
For a $700,000 investment property, the ACT is lowest at $20,040 and Victoria highest at $37,070. For first home buyers, the ACT, and QLD and SA for new homes, charge nothing at any price.
How much is stamp duty on an $800,000 house in NSW?
$30,187 at 2026-27 rates. First home buyers pay nothing on homes up to $800,000.
Do first home buyers pay stamp duty in WA?
Not up to $600,000 for contracts from 7 May 2026. Between $600,000 and $800,000 they pay $16.15 per $100 over $600,000.
Is there first home buyer stamp duty relief in Tasmania?
Not any more for established homes: the exemption ended for settlements after 30 June 2026, so general rates apply.
Do I pay stamp duty in the ACT as a first home buyer?
From 1 July 2026, eligible buyers under the Home Buyer Concession Scheme pay no duty at any price, with no income test.
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Last updated October 2026.