Australia · FY 2026–27
Stamp duty calculator for every Australian state
One stamp duty calculator for all of Australia: pick your state below, or compare what the same house price costs in every jurisdiction. Each figure is computed from the revenue offices' current schedules by the same tested engines as our calculators — owner-occupier rates, first home buyer relief and foreign surcharges included.
Rates verified against the official sources — how we check.
| Jurisdiction | Owner-occupier duty | Eligible first home buyer |
|---|---|---|
| New South Wales | — | — |
| Victoria | — | — |
| Queensland | — | — |
| Western Australia | — | — |
| South Australia | — | — |
| ACT | — | — |
| Northern Territory | — | — |
| Tasmania | — | — |
Type a price to compare all eight bills.
Owner-occupier stamp duty, state by state
Duty for a buyer purchasing a home to live in, at each state's standard owner-occupier treatment (Victoria's PPR concession, Queensland's home concession, the ACT's eligible owner-occupier rates; elsewhere the general schedule — no first-home concessions applied here):
| State / territory | $500,000 | $650,000 | $800,000 | $1,000,000 |
|---|---|---|---|---|
| New South Wales | $16,687 | $23,437 | $30,187 | $39,187 |
| Victoria | $21,970 | $34,070 | $43,070 | $55,000 |
| Queensland | $8,750 | $15,100 | $21,850 | $30,850 |
| Western Australia | $17,765 | $24,890 | $32,316 | $42,616 |
| South Australia | $21,330 | $29,580 | $37,830 | $48,830 |
| ACT | $8,408 | $14,888 | $22,158 | $33,958 |
| Northern Territory | $23,929 | $32,175 | $39,600 | $49,500 |
| Tasmania | $18,248 | $24,623 | $31,185 | $40,185 |
Each state name links to its full calculator, with the schedule, concessions and sources. Prefer to do the maths yourself? The step-by-step guide walks through every state's method with worked examples.
The $800,000 question: $21,220 between neighbours.
On the same $800,000 home, an owner-occupier pays $21,850 in Queensland and $43,070 in Victoria. Stamp duty is the biggest single reason moving costs differ between states.
What a first home buyer pays on a $650,000 home
2026 redrew this map: the ACT abolished first-home duty on 1 July, WA lifted its thresholds in May, and Tasmania's exemption expired in June. Duty for an eligible first home buyer on a $650,000 home:
| State / territory | Duty at $650,000 | The rule |
|---|---|---|
| New South Wales | $0 | New or existing home; free to $800k, concession under $1m |
| Victoria | $11,357 | New or established; free to $600k, taper to $750k |
| Queensland | $0 | Established: free to $700k, taper to $800k. New homes: free at any price |
| Western Australia | $8,075 | Free to $600k, taper to $800k (from 7 May 2026) |
| South Australia | $0 | New homes only: free at any price. Established: no relief |
| ACT | $0 | Abolished for first home buyers from 1 July 2026 — any home, any price, no income test |
| Northern Territory | $32,175 | No general FHB concession (new house-and-land packages exempt for all buyers) |
| Tasmania | $24,623 | FHB exemption ended 30 June 2026 — full duty now applies |
Eligibility conditions apply everywhere (owner-occupancy periods, prior-ownership tests; QLD and SA figures assume the qualifying home type). SA's $0 applies to new homes only.
Foreign buyer surcharges
Foreign purchasers of residential property pay an additional percentage of the full price on top of ordinary duty in six of the eight jurisdictions:
| State | Surcharge | Name |
|---|---|---|
| NSW | 9% | Surcharge purchaser duty |
| VIC | 8% | Foreign purchaser additional duty |
| QLD | 8% | Additional foreign acquirer duty |
| TAS | 8% | Foreign investor duty surcharge |
| WA | 7% | Foreign transfer duty |
| SA | 7% | Foreign ownership surcharge |
| ACT | None | No duty surcharge |
| NT | None | No duty surcharge |
On a $1m purchase that's an extra $90,000 in NSW — often more than the underlying duty itself. The foreign buyer calculator computes both layers on your price, and covers the federal established-home ban now running to 30 June 2029.
The annual tax that follows: land tax thresholds
Stamp duty is the one-off; land tax is the annual bill investors keep paying. The tax-free thresholds vary even more than duty does — Victoria taxes investment land from just $50,000 (VIC calculator), Queensland from $600,000 (QLD calculator), and NSW from a frozen $1,075,000 (NSW calculator).
Frequently asked questions
Which state has the highest stamp duty?
Which state is best for first home buyers in 2026?
Is stamp duty being abolished in Australia?
Are these figures official?
Method & sources
Figures are generated at build time by the same engines that power each state calculator, which are pinned by automated tests to the revenue offices' published schedules and worked examples (Revenue NSW, SRO Victoria, QRO, WA DoF, RevenueSA, ACT Revenue Office, NT Territory Revenue Office, SRO Tasmania) — see each state page for its sources, and the methodology for how verification works. Rates last verified 2026-08-27 for FY 2026-27. General information only — not financial, legal or tax advice.
Primary schedules: Revenue NSW, SRO Victoria, QRO, RevenueWA, RevenueSA, SRO Tasmania, ACT Revenue Office and the NT's TRO.
Journalists and researchers: you're welcome to cite these tables with a link to this page.