Stamp Duty Calculator: Every Australian State Explained
Stamp duty - formally known as transfer duty - is one of the largest upfront costs when purchasing property in Australia. For investors and homebuyers alike, it can add tens of thousands of dollars to an acquisition. Yet many buyers underestimate it or fail to account for it when budgeting. Understanding how stamp duty works in every state and territory is essential before you commit to a purchase.
This guide breaks down the 2026 stamp duty rates, exemptions, and surcharges across all eight Australian jurisdictions so you can plan your next property purchase with confidence.
What Is Stamp Duty and Why Does It Matter?
Stamp duty is a state government tax charged on property transfers. Every time a property changes hands, the buyer is required to pay this tax to the relevant state or territory revenue office. The amount is calculated as a percentage of the property's purchase price or market value (whichever is higher), and the rates are progressive - meaning higher-value properties attract higher marginal rates.
For property investors, stamp duty directly affects your total acquisition cost and, by extension, your rental yield calculations. A $30,000 stamp duty bill on a $700,000 investment property effectively raises your cost base to $730,000, which reduces your gross yield and lengthens your break-even timeline.
Stamp duty is typically due within 30 to 90 days of settlement, depending on the state. It cannot be capitalised into your mortgage in most cases, so you need the cash available at or shortly after purchase.
State-by-State Stamp Duty Rates (2026)
Each state and territory sets its own stamp duty rates and thresholds. Below is a summary of the approximate 2026 rates for each jurisdiction. Note that rates are subject to change and you should always confirm with the relevant state revenue office before making financial decisions.
New South Wales (NSW)
NSW uses a progressive rate structure administered by Revenue NSW. The current thresholds are:
| Property Value | Rate | |---|---| | $0 - $17,000 | $1.25 per $100 | | $17,001 - $36,000 | $213 + $1.50 per $100 over $17,000 | | $36,001 - $97,000 | $498 + $1.75 per $100 over $36,000 | | $97,001 - $364,000 | $1,566 + $3.50 per $100 over $97,000 | | $364,001 - $1,212,000 | $10,911 + $4.50 per $100 over $364,000 | | $1,212,001 - $3,636,000 | $49,071 + $5.50 per $100 over $1,212,000 | | Over $3,636,000 | $182,391 + $7.00 per $100 over $3,636,000 |
Example: On a $750,000 property in Sydney, stamp duty would be approximately $28,285.
NSW also offers a choice between stamp duty and an annual property tax for eligible properties, which can benefit some buyers.
Victoria (VIC)
Victoria's stamp duty rates are administered by the State Revenue Office (SRO). The general rates are:
| Property Value | Rate | |---|---| | $0 - $25,000 | 1.4% of value | | $25,001 - $130,000 | $350 + 2.4% of amount over $25,000 | | $130,001 - $960,000 | $2,870 + 6.0% of amount over $130,000 | | $960,001 - $2,000,000 | Flat 5.5% of total value | | Over $2,000,000 | $110,000 + 6.5% of amount over $2,000,000 |
Example: On a $700,000 property in Melbourne, stamp duty would be approximately $37,070.
Victoria is generally one of the more expensive states for stamp duty, particularly in the middle price brackets.
Queensland (QLD)
Queensland's transfer duty is administered by Queensland Revenue Office:
| Property Value | Rate | |---|---| | $0 - $5,000 | Nil | | $5,001 - $75,000 | $1.50 per $100 over $5,000 | | $75,001 - $540,000 | $1,050 + $3.50 per $100 over $75,000 | | $540,001 - $1,000,000 | $17,325 + $4.50 per $100 over $540,000 | | Over $1,000,000 | $38,025 + $5.75 per $100 over $1,000,000 |
Example: On a $650,000 property in Brisbane, stamp duty would be approximately $13,175.
Queensland remains one of the more affordable states for stamp duty, which partly explains the continued interstate migration from NSW and VIC.
Western Australia (WA)
The WA Department of Finance administers transfer duty under the following general scale:
| Property Value | Rate | |---|---| | $0 - $120,000 | 1.9% of value | | $120,001 - $150,000 | $2,280 + 2.85% of amount over $120,000 | | $150,001 - $360,000 | $3,135 + 3.80% of amount over $150,000 | | $360,001 - $725,000 | $11,115 + 4.75% of amount over $360,000 | | Over $725,000 | $28,453 + 5.15% of amount over $725,000 |
Example: On a $600,000 property in Perth, stamp duty would be approximately $22,515.
South Australia (SA)
RevenueSA administers stamp duty with the following general rates:
| Property Value | Rate | |---|---| | $0 - $12,000 | 1.0% of value | | $12,001 - $30,000 | $120 + 2.0% of amount over $12,000 | | $30,001 - $50,000 | $480 + 3.0% of amount over $30,000 | | $50,001 - $100,000 | $1,080 + 3.5% of amount over $50,000 | | $100,001 - $200,000 | $2,830 + 4.0% of amount over $100,000 | | $200,001 - $250,000 | $6,830 + 4.25% of amount over $200,000 | | $250,001 - $300,000 | $8,955 + 4.75% of amount over $250,000 | | $300,001 - $500,000 | $11,330 + 5.0% of amount over $300,000 | | Over $500,000 | $21,330 + 5.5% of amount over $500,000 |
Example: On a $550,000 property in Adelaide, stamp duty would be approximately $24,080.
Tasmania (TAS)
The Tasmanian State Revenue Office applies the following rates:
| Property Value | Rate | |---|---| | $0 - $3,000 | $50 flat | | $3,001 - $25,000 | $50 + 1.75% of amount over $3,000 | | $25,001 - $75,000 | $435 + 2.25% of amount over $25,000 | | $75,001 - $200,000 | $1,560 + 3.50% of amount over $75,000 | | $200,001 - $375,000 | $5,935 + 4.00% of amount over $200,000 | | $375,001 - $725,000 | $12,935 + 4.25% of amount over $375,000 | | Over $725,000 | $27,810 + 4.50% of amount over $725,000 |
Example: On a $500,000 property in Hobart, stamp duty would be approximately $18,248.
Northern Territory (NT)
The NT uses a unique formula-based calculation rather than a bracket system. The effective rate increases with property value. As a guide:
| Property Value | Approximate Duty | |---|---| | $300,000 | ~$9,682 | | $500,000 | ~$23,929 | | $700,000 | ~$38,177 | | $1,000,000 | ~$47,489 |
The NT offers some of the most generous first home buyer concessions in the country, including stamp duty exemptions for new and established homes.
Australian Capital Territory (ACT)
The ACT is progressively abolishing stamp duty in favour of a higher annual land tax (rates). The transitional rates for 2026 are:
| Property Value | Rate | |---|---| | $0 - $260,000 | $0.60 per $100 | | $260,001 - $300,000 | $1,560 + $2.20 per $100 over $260,000 | | $300,001 - $500,000 | $2,440 + $3.40 per $100 over $300,000 | | $500,001 - $750,000 | $9,240 + $4.32 per $100 over $500,000 | | $750,001 - $1,000,000 | $20,040 + $5.90 per $100 over $750,000 | | Over $1,000,000 | $34,790 + $6.40 per $100 over $1,000,000 |
The ACT's long-term plan is to eliminate stamp duty entirely and fund revenue through annual land taxes. This is worth monitoring if you are considering Canberra investments.
First Home Buyer Exemptions and Concessions
Every state offers some form of stamp duty relief for first home buyers. Here is a summary of the key thresholds:
| State | Full Exemption Threshold | Concession Range | Property Type | |---|---|---|---| | NSW | Up to $800,000 | $800,001 - $1,000,000 | New and existing | | VIC | Up to $600,000 | $600,001 - $750,000 | Principal place of residence | | QLD | Up to $700,000 | $700,001 - $800,000 | New homes; concessions for existing | | WA | Up to $430,000 | $430,001 - $530,000 | New and established | | SA | No full exemption | Concessions up to $650,000 | Principal place of residence | | TAS | Up to $750,000 | N/A | Established homes (50% discount) | | NT | Up to $750,000 | Varies | New and established | | ACT | Up to $685,000 | $685,001 - $930,000 | Principal place of residence |
These thresholds are subject to periodic revision, so always verify the current limits with your state revenue office before relying on an exemption.
Investment Property and Foreign Buyer Surcharges
If you are purchasing an investment property rather than a home to live in, be aware that most concessions and exemptions do not apply. You will pay the full standard rate of stamp duty.
In addition, several states impose surcharges on foreign buyers (non-Australian citizens or permanent residents):
| State | Foreign Buyer Surcharge | |---|---| | NSW | 8% | | VIC | 8% | | QLD | 7% | | WA | 7% | | SA | 7% | | TAS | 3% | | NT | Nil | | ACT | Varies |
These surcharges are applied on top of the standard stamp duty rates, which can add substantial cost. For example, a foreign buyer purchasing a $1,000,000 property in NSW would pay approximately $40,000 in standard stamp duty plus an additional $80,000 surcharge, totalling roughly $120,000 in transfer duty alone.
Victoria also levies an additional premium of 1% on properties valued above certain thresholds, and an ongoing absentee owner surcharge on land tax for foreign and interstate investors.
Factor Stamp Duty Into Your Investment Analysis
PropBuyAI's property analysis accounts for total acquisition costs including stamp duty, giving you accurate yield and return calculations from the start.
Get Your Free Property Report →Tips for Minimising Stamp Duty
While stamp duty is generally unavoidable, there are legitimate strategies to reduce the amount you pay:
1. Buy below concession thresholds. If you are a first home buyer and a property is priced just above the exemption threshold, it may be worth negotiating the price down to qualify for full or partial relief.
2. Consider off-the-plan purchases. Several states offer stamp duty concessions for off-the-plan apartments and townhouses. In some jurisdictions you only pay duty on the land component at the time of contract, not the completed building value.
3. Look at the ACT model. If you are flexible on location, the ACT's transition away from stamp duty towards annual land tax means lower upfront costs. This can improve your initial cash position and effective rental yield.
4. Structure purchases carefully. For investors purchasing multiple properties, the order and timing of purchases can affect concession eligibility. Consult a property-savvy accountant or conveyancer before signing contracts.
5. Factor stamp duty into your analysis from the start. When you use PropBuyAI to analyse properties, make sure to include stamp duty in your total acquisition cost. This gives you a true picture of your cost base and expected returns rather than an overly optimistic view based on purchase price alone.
6. Negotiate the purchase price. Every dollar you save on the purchase price also reduces your stamp duty liability. On a $700,000 property in VIC, reducing the price by $20,000 saves approximately $1,200 in stamp duty on top of the $20,000 itself.
How Stamp Duty Affects Your Investment Returns
Stamp duty is a sunk cost - you cannot recover it. This makes it critical to factor it into your investment analysis before you buy, not after. Consider these impacts:
- Yield reduction: A $25,000 stamp duty bill on a $500,000 property increases your effective cost base by 5%, which lowers your gross yield proportionally.
- Break-even timeline: The more you pay in stamp duty, the longer it takes for capital growth and rental income to recoup your total outlay.
- Opportunity cost: Cash spent on stamp duty cannot be deployed elsewhere, such as renovations that might increase rental returns.
PropBuyAI's analysis automatically incorporates these acquisition costs when modelling your expected returns, so you can compare properties across state borders on a like-for-like basis.
For a thorough analysis that accounts for all acquisition costs including stamp duty, consider running your shortlisted properties through PropBuyAI's analysis tools. Having accurate numbers from the outset prevents costly surprises down the track.
How PropBuyAI Helps
Stamp duty is one of several acquisition costs that affect your true investment returns. PropBuyAI's AI-powered analysis factors in total acquisition costs, including stamp duty, to calculate accurate rental yields and cash flow projections for any Australian listing. When you are comparing properties across different states, this is particularly valuable because stamp duty differences can significantly alter which property delivers the best return. Run a free analysis to see the full picture before you buy.
Key Takeaways
- Stamp duty is a significant upfront cost that varies dramatically between states - the same $700,000 property could attract $13,000 in duty in QLD or $37,000 in VIC.
- First home buyers should check their eligibility for exemptions and concessions, which can save tens of thousands of dollars.
- Investment properties do not qualify for most concessions, and foreign buyers face surcharges of up to 8% on top of standard rates.
- Always include stamp duty in your total acquisition cost when calculating yields and comparing properties across state lines.
- Plan ahead and explore legitimate strategies like off-the-plan concessions, price negotiation, and the ACT's land tax model to minimise your liability.
Stamp duty is an unavoidable part of property investment in Australia, but informed buyers can plan for it and, in some cases, reduce it. The key is to run the numbers before you make an offer - not after.