Stamp duty by price
Nine common purchase prices, eight states and territories, and the thresholds that make the figures jump. Each price has its own page with the full breakdown.
Checked by Radif Partners · Editorial policy · Methodology
Stamp duty does not rise in a straight line with the price, and the ranking of the states changes as you climb. For a home buyer who has owned before and will live in the property, the ACT is cheapest at $500,000 with $8,408, Queensland takes over from $800,000 thanks to its home concession rate, and Tasmania is cheapest at $2,000,000 with $85,185. Victoria is the dearest at every price from $600,000 up, reaching $110,000 at the top of the range. For first home buyers the prices that matter most are the concession limits: $600,000 in Victoria and Western Australia, $750,000 where Victoria's taper ends, $800,000 for the NSW exemption and $1,000,000 where the NSW concession runs out. Every figure on these pages comes from the same engine as the calculators, at 2026-27 rates, and each price has its own page with four buyer profiles.
Cheapest and dearest state for this purchase
Lowest: QLD
$21,850
| Highest: VIC | $43,070 |
| Gap | $21,220 |
| Median of the eight | $31,750 |
Home buyers: the nine prices at a glance
The table shows the duty for an owner-occupier who is not a first home buyer, on an established home, at 2026-27 rates. Each price links to its own page.
| Price | NSW | VIC | QLD | WA | SA | TAS | ACT | NT |
|---|---|---|---|---|---|---|---|---|
| $500,000 | $16,687 | $21,970 | $8,750 | $17,765 | $21,330 | $18,248 | $8,408 | $23,929 |
| $600,000 | $21,187 | $31,070 | $12,850 | $22,515 | $26,830 | $22,498 | $12,728 | $29,700 |
| $750,000 | $27,937 | $40,070 | $19,600 | $29,741 | $35,080 | $28,935 | $19,208 | $37,125 |
| $800,000 | $30,187 | $43,070 | $21,850 | $32,316 | $37,830 | $31,185 | $22,158 | $39,600 |
| $900,000 | $34,687 | $49,070 | $26,350 | $37,466 | $43,330 | $35,685 | $28,058 | $44,550 |
| $1,000,000 | $39,187 | $55,000 | $30,850 | $42,616 | $48,830 | $40,185 | $33,958 | $49,500 |
| $1,200,000 | $48,187 | $66,000 | $42,350 | $52,916 | $59,830 | $49,185 | $46,758 | $59,400 |
| $1,500,000 | $63,787 | $82,500 | $59,600 | $68,366 | $76,330 | $62,685 | $68,100 | $74,250 |
| $2,000,000 | $91,287 | $110,000 | $88,350 | $94,116 | $103,830 | $85,185 | $90,800 | $99,000 |
Queensland and the ACT sit at the bottom of most rows, because they keep a separate rate for owner-occupiers. Tasmania, whose top marginal rate is the lowest in the country, closes the gap as prices rise and is the cheapest at $2,000,000. Victoria's column is the highest from $600,000, the point where its principal place of residence rate no longer applies.
First home buyers: the same prices, a different map
| Price | NSW | VIC | QLD | WA | SA | TAS | ACT | NT |
|---|---|---|---|---|---|---|---|---|
| $500,000 | $0 | $0 | $0 | $0 | $21,330 | $18,248 | $0 | $23,929 |
| $600,000 | $0 | $0 | $0 | $0 | $26,830 | $22,498 | $0 | $29,700 |
| $750,000 | $0 | $40,070 | $10,925 | $24,225 | $35,080 | $28,935 | $0 | $37,125 |
| $800,000 | $0 | $43,070 | $21,850 | $32,300 | $37,830 | $31,185 | $0 | $39,600 |
| $900,000 | $19,594 | $49,070 | $26,350 | $37,466 | $43,330 | $35,685 | $0 | $44,550 |
| $1,000,000 | $39,187 | $55,000 | $30,850 | $42,616 | $48,830 | $40,185 | $0 | $49,500 |
| $1,200,000 | $48,187 | $66,000 | $42,350 | $52,916 | $59,830 | $49,185 | $0 | $59,400 |
| $1,500,000 | $63,787 | $82,500 | $59,600 | $68,366 | $76,330 | $62,685 | $0 | $74,250 |
| $2,000,000 | $91,287 | $110,000 | $88,350 | $94,116 | $103,830 | $85,185 | $0 | $99,000 |
Read this one column by column. The ACT stays at zero all the way, because its Home Buyer Concession Scheme has had no value cap since 1 July 2026. NSW holds zero to $800,000 and then fades. Victoria and WA start charging above $600,000. South Australia, Tasmania and the Northern Territory charge the full scale from the first dollar on an established home; on a new home South Australia charges nothing.
What each price page focuses on
- $500,000: the price where five jurisdictions still exempt a first home and South Australia's top band begins.
- $600,000: the last dollar of the Victorian and WA first home exemptions and of the NSW new home grant.
- $750,000: the end of the Victorian taper, and grant caps that include or exclude this figure.
- $800,000: the NSW exemption limit and the end of the Queensland and WA first home concessions.
- $900,000: halfway through the NSW fade and the floor of the WA off-the-plan concession.
- $1 million: the NSW cap, Queensland's top band and Victoria at a flat 5.5 %.
- $1.2 million: past every capped concession, with NSW the cheapest for an investor.
- $1.5 million: the ACT's flat 4.54 % and the step it creates for owner-occupiers.
- $2 million: Victoria's 6.5 % band and the South Australian seniors relief cap.
How the figures are produced
Every amount on these pages is calculated, not typed. The engine reads each office's 2026-27 scale and applies its own rounding: NSW, Queensland, WA, South Australia, Tasmania and the ACT charge per $100 or part of $100, Victoria works to the dollar, and the Northern Territory uses a formula up to $525,000. Concessions are applied as each office describes them, and the figures assume one buyer profile for the whole purchase. Mixed ownership, such as an Australian and a foreign buyer together, changes the surcharge share and needs the state calculator. The sources below are the rate pages we read.
Other ways in
If you already know the state, its calculator is the quickest route: NSW, Victoria, Queensland, Western Australia, South Australia, Tasmania, ACT and Northern Territory. The guides cover first home buyers, foreign buyers, investors and off-the-plan purchases across all eight.