Tallyroo.

Reference · FY 2026-27

Stamp duty statistics

The same house, bought by the same person, costs $23,099 more in government charges in South Australia than in the ACT. Below is where every jurisdiction sits, what the land registries add on top, and the exact prices at which one more dollar costs thousands.

FY 2026-27 rates · verified against the official sources.

$23,099

Gap between the dearest and cheapest jurisdiction on a $750,000 home

$24,000.05

Extra duty on $3,000,000 rather than $2,999,999 in the NT, whoever buys

21.8×

What South Australia charges to register the same $750,000 purchase, against the Northern Territory

2.65–5.73%

Government charges as a share of the price of a $750,000 home, cheapest to dearest jurisdiction

What a $750,000 purchase costs, by jurisdiction

An owner-occupier buying an established home with a mortgage. Duty is the transfer duty on the schedule each jurisdiction charges an owner-occupier, named under Method below; registry is the land registry's own lodgement charge for the transfer and one mortgage. Ranked dearest first.

Total government charges on a $750,000 owner-occupied home purchase, every Australian state and territory, FY 2026-27
JurisdictionTransfer dutyRegistry feesTotal government chargesShare of price
South Australia$35,080$7,907$42,9875.73%
Victoria$40,070$1,989.20$42,059.205.61%
Northern Territory$37,125$362$37,4875.00%
Western Australia$29,740.50$600.20$30,340.704.05%
Tasmania$28,935$424.34$29,359.343.91%
New South Wales$27,937$365.46$28,302.463.77%
Queensland$19,600$3,150$22,7503.03%
ACT$19,208$680$19,8882.65%

South Australia is the dearest at $42,987; the ACT the cheapest at $19,888. The spread of $23,099 is larger than the entire government bill in the ACT.

The registry fees many duty calculators leave out

Duty gets the attention, but the land registry charges its own fee to record the transfer and the mortgage, and those schedules have nothing in common. The Northern Territory charges a flat $362. South Australia charges $7,907 on the same purchase — 21.8 times as much — because its fee scales with the value of the property. Four of the eight registries charge the same fee at any price.

Land registry lodgement fees on a $750,000 purchase with one mortgage, by jurisdiction
JurisdictionRegistryFees on a $750,000 purchase
South AustraliaLand Services SA$7,907
QueenslandTitles Queensland$3,150
VictoriaLand Use Victoria$1,989.20
ACTAccess Canberra$680
Western AustraliaLandgate$600.20
TasmaniaLand Titles Office (Land Tasmania)$424.34
New South WalesNSW Land Registry Services$365.46
Northern TerritoryNT Land Titles Office$362

Registry schedules verified 2026-08-28 for FY 2026-27.

Where one dollar costs hundreds or thousands

Duty is usually progressive, so a dollar more moves the bill by cents, or by one $100 block’s worth of rate. Four jurisdictions break that rule. At each price below, one dollar more moves the purchase onto a different basis, and the jump is immediate. Every price boundary in all 24 schedules (eight jurisdictions, three buyer types) was measured a dollar either side, and a scan of every price up to $12,000,000 checks that none was missed; a step is listed when one dollar more adds $100 or more.

Prices at which Australian stamp duty steps discontinuously, with the size of each step
JurisdictionBuyerBuy at this priceDutyDuty one dollar higherExtra cost
NTEvery buyer$2,999,999$148,499.95$172,500$24,000.05
NTEvery buyer$4,999,999$287,499.94$297,500$10,000.06
VictoriaOwner-occupier$550,000$24,970$28,070.06$3,100.06
ACTOwner-occupier$1,455,000$63,078$66,061.54$2,983.54
QueenslandFirst home buyer, established home$709,999$450$2,185$1,735
QueenslandFirst home buyer, established home$719,999$2,635$4,370$1,735
QueenslandFirst home buyer, established home$729,999$4,820$6,555$1,735
QueenslandFirst home buyer, established home$739,999$7,005$8,740$1,735
QueenslandFirst home buyer, established home$749,999$9,190$10,925$1,735
QueenslandFirst home buyer, established home$759,999$11,375$13,110$1,735
QueenslandFirst home buyer, established home$769,999$13,560$15,295$1,735
QueenslandFirst home buyer, established home$779,999$15,745$17,480$1,735
QueenslandFirst home buyer, established home$789,999$17,930$19,665$1,735
QueenslandFirst home buyer, established home$799,999$20,115$21,850$1,735
VictoriaEvery buyer$960,000$52,670$52,800.06$130.06

One step runs the other way: in the ACT, investor duty on $1,455,001 is $66,061.54, which is $8.46 less than the $66,070 on $1,455,000.

Why each one happens

  • NT, every buyer (2 steps). Above $525,000 the NT charges one percentage of the WHOLE price, so reaching the next band re-prices every dollar, not just the ones above it: 4.95% becomes 5.75% at $3,000,000, and 5.75% becomes 5.95% at $5,000,000. The NT has one schedule for every buyer.
  • Victoria, owner-occupier. Victoria’s principal-place-of-residence concession runs from $130,000 to $550,000 and then stops entirely, so the whole purchase reverts to general rates.
  • ACT, owner-occupier. Above $1,455,000 the ACT abandons the progressive scale and charges a flat 4.54% on the ENTIRE amount, which lands above where the owner-occupier scale had reached.
  • Queensland, first home buyer, established home (10 steps). Queensland’s first home concession on an established home is a stepped table, not a taper: no duty up to $700,000, then from $710,000 the relief falls by $1,735 at each $10,000 band until it is gone at $800,000.
  • Victoria, every buyer. Above $960,000 Victoria’s general scale stops charging 6% of the amount over $130,000 and charges 5.5% of the WHOLE price, which lands slightly above where the scale had reached. Above the principal-place-of-residence ceiling every buyer pays general rates, so the step is the same for all three.
  • ACT, investor. Above $1,455,000 the ACT abandons the progressive scale and charges a flat 4.54% on the ENTIRE amount. On the standard scale that lands slightly BELOW the progressive figure, so this one step is worth crossing.

Duty is assessed on the dutiable value, which is the greater of the price paid and market value — so a contract written a dollar under a threshold on a property worth more will be reassessed. These are thresholds to know about, not to game.

Every jurisdiction, at four prices

Total government charges — duty plus registry fees — for an owner-occupier with a mortgage.

Total government charges by jurisdiction at four purchase prices, FY 2026-27
Jurisdiction$500,000$650,000$750,000$1,000,000
New South Wales$17,052.46$23,802.46$28,302.46$39,552.46
Victoria$23,374.20$35,825.20$42,059.20$57,574.20
Queensland$10,736$17,784.40$22,750$35,164
Western Australia$18,305.20$25,470.20$30,340.70$43,255.70
South Australia$26,612$36,437$42,987$59,362
Tasmania$18,671.84$25,046.84$29,359.34$40,609.34
ACT$9,088$15,568$19,888$34,638
Northern Territory$24,290.60$32,537$37,487$49,862

Using these figures

Please link to this page if you use them. Quoting figures with that attribution needs no permission under the site’s terms of use; republishing the tables wholesale as your own is not covered. A link lets a reader check the working, and it is how this page stays worth maintaining.

Suggested wording: “Government charges on a $750,000 home range from $19,888 in the ACT to $42,987 in South Australia (Tallyroo, FY 2026-27).”

Need a cut that is not here — a different price, investor rates, a chart for print? Ask and it will be computed and sent, with the sources. Figures are also available as a live calculator you can put on your own site free of charge.

Method

Every figure is computed at build time by the same engines behind this site's calculators, which are pinned by automated tests to the revenue offices' own published worked examples, and every threshold and rate quoted in the explanations is read from the same rate files. A change to a schedule moves this page with it.

Basis: an owner-occupier buying an established residential property with one mortgage, on the schedule each jurisdiction applies to a buyer who will live in the home: in Victoria, the principal place of residence concession up to $550,000, general rates above it; in Queensland, the home concession rates; in Western Australia, the concessional rate for a home worth $200,000 or less, general rates above it; in the ACT, the eligible owner-occupier rates. New South Wales, South Australia, Tasmania and the Northern Territory have one general schedule for every buyer. No first home, pensioner or off-the-plan concession and no foreign surcharge is applied; those change the answer and are handled on the individual state pages. The cliff table also measures each jurisdiction’s investor schedule and its first home buyer schedule for an established home.

Excluded: conveyancing, inspections, lenders mortgage insurance and any other private quote. Those have no published schedule, so no national figure for them would be honest. See how we check everything, and the corrections log for what we have got wrong before.

Published by Tallyroo, run by Rakesh Choudhary. Duty schedules verified 2026-08-27; registry schedules verified 2026-08-28; page content reviewed 2026-10-05.

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Upfront costs of buying

Duty, registry fees, LMI, conveyancing and inspections — the total cash you need on the day.

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Frequently asked questions

Who may reuse these numbers?
Anyone may quote them — journalists, brokers, academics and other publishers alike — with attribution, which here means naming Tallyroo and linking to this page. That is what the site’s terms of use allow: quoting small excerpts with attribution, not republishing the tables wholesale as your own. If a number is wanted in a format that is not on the page, ask and it will be computed.
Why measure an owner-occupier buying an established home?
Because every jurisdiction prices that purchase, which makes a league table possible — though not on the same kind of schedule. Victoria, Queensland, Western Australia and the ACT keep a separate schedule for someone who will live in the home, while the other four charge everyone the same general rates, so the table compares what each jurisdiction actually charges that buyer rather than one identical formula. First-home figures are harder still: South Australia reserves its first-home relief for new builds while Queensland extends it to existing houses, so a single column would quietly compare two different things. Those cases belong on the state pages where the conditions can be set out properly.
Are conveyancing and inspection fees counted?
No, and deliberately. Those are quotes from private firms rather than published schedules, so no honest national average exists for them — inventing one is the habit this site was built to avoid. Everything totalled here is money that goes to a government: transfer duty, plus the land registry’s own lodgement charges for the transfer and one mortgage.
How current is this, and what happens on 1 July?
Figures are rebuilt from the rate files every time the site deploys, and each file carries the date its schedule was last read from the office that publishes it. Of the duty schedules, only NSW’s indexes itself every 1 July; the rest change when a government changes them, which can be mid-year — WA’s first-home thresholds moved on 7 May 2026. The registry fees here are each registry’s schedule from 1 July, re-read every year. The verification dates beside the heading and under the method are the honest answer at any given moment.
Is a cliff really one dollar wide?
Yes, in the sense that matters: the schedules step at an exact figure and the step is not smoothed. What softens it in practice is that duty is assessed on the dutiable value — the greater of price and market value — so a contract written a dollar under a threshold on a property worth more will not hold. The step is real; treating it as a loophole is what gets a transaction reassessed.

Sources