Home buyers (owner-occupiers)
| State | Home buyer | First home buyer |
|---|---|---|
| NSW | $39,187 | $39,187 |
| VIC | $55,000 | $55,000 |
| QLD | $30,850 | $30,850 |
| WA | $42,616 | $42,616 |
| SA | $48,830 | $48,830 |
| TAS | $40,185 | $40,185 |
| ACT | $33,958 | $0 |
| NT | $49,500 | $49,500 |
Investors
| State | Investor |
|---|---|
| NSW | $39,187 |
| VIC | $55,000 |
| QLD | $38,025 |
| WA | $42,616 |
| SA | $48,830 |
| TAS | $40,185 |
| ACT | $36,950 |
| NT | $49,500 |
The working
- NSW: $11,602 + 4.5% × $613,000 = $39,187. The first home concession ends at $1 million.
- VIC: between $960,000 and $2 million Victoria charges a flat 5.5% of the whole value: $55,000. There is no owner-occupier concession at this price.
- QLD: home concession $10,150 + 4.5% × $460,000 = $30,850; investors pay transfer duty of $38,025.
- WA: $28,453 + 5.15% × $275,000 = $42,616.
- SA: $21,330 + 5.5% × $500,000 = $48,830.
- TAS: $27,810 + 4.5% × $275,000 = $40,185.
- ACT: owner-occupier $19,208 + 5.9% × $250,000 = $33,958; investors $36,950. Eligible first home buyers pay nothing from 1 July 2026.
- NT: 4.95% of the whole value = $49,500.
What stands out
At $1 million, the ACT is by far the cheapest for first home buyers (full exemption) and Victoria is the most expensive for everyone. In NSW, $1 million is exactly where the first home concession ends, so a first home buyer pays the full amount. Queensland charges home buyers noticeably less than investors because of the home concession.
Use the calculator to change the state or the price — the comparison table below the result updates for every state at once.
Why the states differ so much
Stamp duty is one of the biggest sources of state revenue, and each state sets its own scale. Victoria’s scale has not been indexed for many years, so its rates bite hard on today’s prices. NSW indexes its thresholds every year. The ACT has been replacing stamp duty with land-based general rates for over a decade, which is why its first home buyers now pay nothing.
For investors, the comparison also matters because duty is part of the property’s cost base for capital gains tax — it isn’t deductible each year, but it reduces the taxable gain when you sell. For a full purchase budget, add legal fees, inspections, loan costs and, where applicable, lenders mortgage insurance.
First home buyer thresholds 2026-27 (checked 5 November 2026)
| State | No duty up to | Concession up to |
|---|---|---|
| NSW | $800,000 | $1,000,000 |
| VIC | $600,000 | $750,000 |
| QLD (established) | $700,000 | $800,000 |
| QLD / SA (new home) | No cap | — |
| WA | $600,000 | $800,000 |
| ACT | No cap (from 1 July 2026) | — |
| TAS, NT | No general relief | — |
FAQ
How much is stamp duty on $1 million in NSW?
$39,187 for contracts from 1 July 2026.
Which state has the highest stamp duty on $1 million?
Victoria: $55,000 (5.5% of the whole value between $960,000 and $2 million).
How much is stamp duty on $1 million in Queensland?
$30,850 for a home you live in, or $38,025 for an investment.
Sources (checked 5 November 2026): Revenue NSW transfer duty thresholds from 1 July 2026 (indexed; reported in KWM “2026-27 state and territory budgets”, June 2026) and FHBAS; SRO Victoria general and PPR rates and first home buyer exemption; Queensland Revenue Office transfer duty, home concession and first home concession tables (contracts from 9 June 2024; new homes from 1 May 2025); RevenueWA “First home owner rate of duty” fact sheet (7 May 2026) and general rates; RevenueSA rate of stamp duty; SRO Tasmania rates; ACT Taxation Administration (Amounts Payable—Duty) Determination 2026 (DI2026-155) and ACT Revenue Office Budget 2026-27 updates; Territory Revenue Office conveyance duty formula.