Stamp duty on $1.5 million
At $1.5 million the ACT has switched to a single rate for every buyer and NSW is in its 5.5 % band. Here is the full comparison.
Checked by Radif Partners · Editorial policy · Methodology
In the ACT a $1,500,000 home costs the same conveyance duty whether you live in it or rent it out: above $1,455,000 both ACT scales give way to a flat 4.54 % of the whole value, here $68,100. That switch has a side effect owner-occupiers should know about. Just below the line, at $1,455,000, an owner-occupier pays $63,078; a few thousand dollars higher, at $1,460,000, the bill is $66,284, because the owner-occupier discount disappears in one step. Elsewhere, New South Wales has moved into its $5.50 band, which starts at $1,290,000 in 2026-27, for $63,787. Tasmania, whose top rate is only $4.50 per $100, becomes the cheapest state for an investor at $62,685. Victoria remains the dearest at $82,500, and only Queensland still gives a lower rate to people who live in the home.
This price in one state, four buyer profiles
Investor
$82,500
| Home buyer, not first | $82,500 |
| First home buyer, established | $82,500 |
| First home buyer, new home | $82,500 |
| Foreign investor | $202,500 |
Every state at $1,500,000
| Lives in the home | Investor | Foreign investor | First home, established | |
|---|---|---|---|---|
| New South Wales | $63,787 | $63,787 | $198,787 | $63,787 |
| Victoria | $82,500 | $82,500 | $202,500 | $82,500 |
| Queensland | $59,600 | $66,775 | $186,775 | $59,600 |
| Western Australia | $68,366 | $68,366 | $173,366 | $68,366 |
| South Australia | $76,330 | $76,330 | $181,330 | $76,330 |
| Tasmania | $62,685 | $62,685 | $182,685 | $62,685 |
| Australian Capital Territory | $68,100 | $68,100 | $68,100 | $0 |
| Northern Territory | $74,250 | $74,250 | $74,250 | $74,250 |
Queensland is now the only state where living in the home still lowers the duty, by the same $7,175 it saves at any price above $540,000. In the ACT the owner-occupier and investor figures have converged.
Inside the ACT flat rate
The ACT Revenue Office's 2026-27 tables have two marginal scales below $1,455,000. Above it, both are replaced by one percentage of the whole value. For an investor, that is a smooth join: $66,070 just below, $66,284 just above. For an owner-occupier it is a step of about $3,206 on a $5,000 price difference. A buyer negotiating around $1,460,000 in Canberra should know that the last few thousand dollars carry a large amount of duty.
| ACT price | Owner-occupier | Non-owner-occupier |
|---|---|---|
| $1,400,000 | $59,558 | $62,550 |
| $1,455,000 | $63,078 | $66,070 |
| $1,460,000 | $66,284 | $66,284 |
| $1,500,000 | $68,100 | $68,100 |
| $1,600,000 | $72,640 | $72,640 |
An eligible buyer under the Home Buyer Concession Scheme pays nothing either way, since the scheme has had no value cap since 1 July 2026. The ACT calculator handles both cases.
NSW's second-highest band
In New South Wales this price sits in the $5.50 band, which runs from $1,290,000 to the premium threshold of $3,870,000. The $210,000 of this purchase above the band floor costs $11,550. For an Australian buyer, NSW is still cheaper than WA, South Australia, the Territory and Victoria at this level.
A foreign buyer at $1.5 million
Surcharges turn the order upside down. The ACT and the Northern Territory charge none, so a foreign investor pays $68,100 in Canberra and $74,250 in Darwin, against $202,500 in Victoria.
Nearby prices
For the ranking just before NSW's higher band, see the $1.2 million page. For Victoria's 6.5 % band and South Australia's seniors relief cap, see the $2 million page. The duty by price index has the others.