Australian State Stamp Duty Comparison 2026-27: Same House, Same Price, Different State

Australian State Stamp Duty Comparison 2026-27: Same House, Same Price, Different State HEHomeLoanAI Editorial·4 July 2026 Stamp duty across Australia in 2026-27: the same house costs thousands more in some states If you buy a $600,000 home in Australia, the stamp duty bill ranges from approximately $15,925 in Queensland to $36,000 in New South Wales — a difference of more than $20,000 for the same purchase price. The state you buy in determines your stamp duty, and the gaps between jurisdictions are large and persistent. Here is a data-driven comparison of exactly how much stamp duty you pay on the same property value in every Australian state and territory in 2026-27. Stamp duty on a $500,000 home: all states ranked Assume a standard residential purchase at $500,000, no concessions or surcharges applied: Queensland: $15,925 — lowest among the mainland states for this price point South Australia: $21,330 — moderate, driven by the 5.5% top rate from $500K Western Australia: $17,015 — second-lowest mainland state Tasmania: $18,308 — low top rate keeps the bill manageable Victoria: $25,070 — mid-range for a $500K property New South Wales: $16,687 — lower than VIC at this price, but climbs fast above $1M Australian Capital Territory: approximately $10,000–$12,000 (owner-occupier concessional scale) — lowest in the country for this price bracket Northern Territory: formula-based, approximately $18,000–$22,000 at this price point For a $500,000 home, the ACT's concessional scale for owner-occupiers produces the lowest duty, followed by Queensland. NSW, despite its reputation for high stamp duty, is not the most expensive at the $500K mark due to the marginal structure — the steep rates bite at higher brackets. Stamp duty on a $750,000 home: the picture shifts Queensland: $24,975 (but $0 for first home buyers buying new — no price cap) South Australia: $34,830 Western Australia: $29,741 Tasmania: $28,935 Victoria: $40,070 New South Wales: $27,937 ACT: approximately $10,000–$15,000 (owner-occupier scale) NT: formula transitions to tiered rates above $525K, approximately $32,000–$37,000 At $750,000, Victoria emerges as the most expensive state for both the $500K and $750K benchmarks among the major mainland markets. NSW's marginal structure keeps it competitive at mid-range values. The ACT remains the cheapest across the board. Stamp duty on a $1,000,000 home: where the real gaps emerge Queensland: $38,025 South Australia: $48,830 Western Australia: $42,616 Tasmania: $40,185 Victoria: $55,000 (flat 5.5% rate on the full value) New South Wales: $39,187 ACT: approximately $15,000–$20,000 (owner-occupier) NT: tiered rates, approximately $47,000–$55,000 At the $1 million mark, Victoria's flat 5.5% rate between $960K and $2 million produces the highest standard duty — $55,000 on a $1M property. This is approximately $16,000 more than Queensland and $15,000 more than NSW. The ACT's concessional schedule remains uniquely low.

Why the gaps exist

Stamp duty is a state tax, and each jurisdiction sets its own rates and thresholds independently. The policy trade-offs differ: NSW starts low but accelerates fast, with rates reaching 7% above $3.87 million. It is designed to extract more from premium properties. Victoria uses a flat 5.5% rate on the $960K–$2M range, which eliminates the marginal benefit but makes duty predictable. Above $2M, the rate steps to 6.5%. Queensland has historically kept rates lower than the southern states, and its first-home new-build exemption with no price cap is the most generous in the country. WA uses a consistently lower rate structure than the eastern states, reflecting a policy preference for affordability. Tasmania has the lowest top marginal rate in the country at 4.5%, making it the cheapest for high-value purchases. The ACT is in the middle of a 20-year transition from stamp duty to land tax, which keeps its stamp duty rates lower than any state. The NT uses a unique formula-based system that smooths the rate curve below $525,000. First home buyer concessions change the rankings The standard rate comparison above excludes concessions. When first home buyer exemptions are factored in, the rankings change dramatically: Queensland: $0 on new homes, no price cap. $0 on existing homes up to $700K. The strongest first-home position overall. South Australia: $0 on new homes, no price cap. Full duty on existing homes. A new-build incentive. ACT: $0 up to $1,020,000, no income test. Applies to all homes. The strongest first-home exemption by value threshold. NSW: $0 up to $800,000 for new and existing homes. Broad eligibility. Victoria: $0 up to $600,000 for new and existing homes. Moderate threshold. WA: $0 up to $500,000 (metro). Lower threshold but applies broadly. Tasmania: no established-home duty relief from 1 July 2026. FHOG $10K for new homes only. NT: HomeGrown $50,000 grant replaces FHOG. No first-home duty exemption, but the grant outweighs duty at most price points. A first home buyer purchasing a new $700,000 home in Queensland pays $0 in stamp duty and receives $30,000 FHOG. The same buyer in NSW pays $0 in stamp duty (under FHBAS) and receives $10,000 FHOG — a $20,000 difference. Data sources All stamp duty rates and thresholds for each jurisdiction are verified against the respective state and territory revenue offices as at July 2026. The comparison above uses standard rates without concessions unless explicitly stated. Actual duty payable depends on the property's specific dutiable value, your eligibility for concessions, and whether additional surcharges (such as foreign purchaser surcharges) apply. Frequently Asked Questions Q: Which state is cheapest for a $600,000 home? A: For standard-rate buyers, Queensland at approximately $20,025, followed by the ACT (owner-occupier concessional), then WA and Tasmania. Victoria and NSW are the most expensive at this price point. Q: Which state is best for first home buyers? A: It depends on whether you are buying new or existing. For new homes, Queensland (unlimited exemption + $30K FHOG) and South Australia (unlimited exemption + $15K FHOG) are strongest. For existing homes, ACT ($0 up to $1.02M, no income test) and NSW ($0 up to $800K) have the most valuable schemes. Q: Can I choose which state's stamp duty rules apply to me? A: No. Stamp duty is determined by the state or territory where the property is located. You cannot shop jurisdictions — the duty is a tax on the transaction in the relevant state. Q: Does stamp duty vary by property type (house vs apartment)? A: Generally no — stamp duty is calculated on the dutiable value (typically the purchase price) regardless of whether the property is a house, apartment, townhouse, or vacant land. Some jurisdictions offer off-the-plan concessions that can reduce the dutiable value for apartments under construction. Next steps Stamp duty varies by tens of thousands of dollars depending on where you buy. An Arrivau licensed adviser can calculate your exact duty payable in any state, factor in any concessions or grants you qualify for, and help you compare the total upfront cost of buying in different locations. An adviser will respond within one business day. Disclaimer: This article provides general information only and does not constitute financial, legal, or tax advice. Stamp duty rates, thresholds, and concessions vary by jurisdiction and may change. Always confirm exact amounts with the relevant state revenue office or a qualified professional before making a purchase decision. #stamp-duty#comparison#state-guides#2026-27 Not sure what rate you'd get? Ask the AI — free, unbiased, and no sign-up required. It knows current Australian lending rules and can run the numbers for you. Ask the AI assistant → Keep reading Stamp Duty NT Stamp Duty 2026-27: Rates, HomeGrown $50K Grant & No Foreign Surcharge