Which state has the cheapest stamp duty?

For first home buyers, ACT and SA (new homes only) now offer full exemptions with no price cap. For buyers generally, NT's broad owner-occupier discount and QLD's lower rates tend to be cheapest, while VIC is typically the most expensive at the same price point. The cheapest overall still depends on property value and buyer status.

Can I avoid stamp duty?

First home buyers can get full exemptions in several states — some capped at a threshold (around $700K-$800K in NSW, QLD and WA), others uncapped (ACT for any first home since July 2026; SA for new homes and vacant land to build since June 2024, though SA has no concession at all for established homes). Off-the-plan concessions reduce the dutiable value in some states. Otherwise, stamp duty is unavoidable on property purchases.

§ Tool · tier 1 · independent

Stamp Duty Comparison Calculator.

Compare stamp duty costs across all Australian states and territories side by side. See how much you'd save buying the same property in a different state.

CalculatorFree, no signupOn-deviceupd August 2026

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Stamp duty varies wildly across Australia — the same $800,000 property can cost you around $13,600 in the NT or $43,000 in VIC. First home buyers can save even more: ACT abolished stamp duty entirely for first home buyers from July 2026 (no cap), and several other states offer six-figure exemptions. This calculator compares every state and territory side by side so you can see exactly how much you'd pay — and potentially save — when buying property in Australia.

§ Worked examples

Real-world scenarios

$800K Property — State Comparison

Comparing stamp duty on an $800,000 owner-occupied home across major states.

NSW: ~$30,190. VIC: ~$43,070. QLD: ~$29,030. WA: ~$32,320. SA: ~$37,830. TAS: ~$31,190. ACT: ~$25,930. NT: ~$13,610. Buying in NT saves ~$29,500 vs VIC; even QLD saves ~$14,000 vs VIC.

§ FAQ

Questions Australians ask

§ Glossary

Plain-English definitions

Stamp Duty / Transfer Duty

A state government tax charged on property purchases, calculated as a percentage of the purchase price or property value.

Foreign Buyer Surcharge

An additional duty (0-9%, depending on the state) charged to non-Australian citizens or permanent residents purchasing property. ACT and NT currently charge none.

First Home Owner Grant (FHOG)

A government grant of $10,000-$30,000 for eligible first home buyers, separate from stamp duty concessions.

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Stamp Duty Calculator (Home Loan)

Detailed single-state stamp duty calculation.

Land Tax Calculator

Calculate ongoing land tax for investment properties.

Property Settlement Calculator

Total settlement costs including stamp duty.

How to use

01Enter the property value you're considering.
02Select the property type (residential, investment, or land).
03Indicate if you're a first home buyer for concession calculations.
04Select your primary state of interest.
05Get a side-by-side comparison showing stamp duty, concessions, and total government costs for all states.

Key info

NSW stamp duty ranges from 1.25% to 7%, with the top premium rate applying above $3.87M (indexed annually).
VIC's marginal duty rate climbs to 6% up to $960K, eases to 5.5% up to $2M, then a 6.5% premium rate applies above $2M.
QLD offers generous first home buyer concessions — full exemption up to $700K for established homes, and an uncapped exemption for new homes or vacant land to build (since May 2025).
ACT abolished stamp duty entirely for first home buyers from 1 July 2026 (no price cap, no income test) — part of its ongoing 20-year phase-out to annual rates.
Foreign buyers pay an additional stamp duty surcharge of up to 9% (NSW) depending on the state — ACT and NT currently charge none.

Pro tips

Time your purchase — stamp duty thresholds often change at the start of the financial year.
In the ACT, consider the annual rates vs stamp duty trade-off for long-term vs short-term holds.
Off-the-plan purchases can attract stamp duty savings as you only pay on land value in some states.
First home buyers: check both the stamp duty concession AND the First Home Owner Grant — they stack.

Avoid these

Forgetting to budget for stamp duty — it's often 3-5% of the purchase price on top of the deposit.
Not claiming first home buyer concessions — many buyers don't realise they're eligible.
Ignoring foreign buyer surcharges on behalf of overseas relatives or PR holders.
Assuming stamp duty is the same everywhere — it varies by tens of thousands between states.

Disclaimer: Estimates only. Interest rates, fees and policies change frequently. Always verify with lenders directly. General information, not personal financial advice.

Last updated · August 2026