Compare Stamp Duty Across Australian States 2026
Buying the same-priced home in different parts of Australia can mean vastly different stamp duty outcomes. For the 2026–27 financial year, a $600,000 property attracts as little as $0 in stamp duty for an eligible first-home buyer in the ACT, NSW, or Victoria — or as much as roughly $31,000 for a non-concessional buyer in Victoria. At the $1.2 million mark, the spread widens even further, with duty ranging from approximately $46,000 in Queensland to over $65,000 in Victoria. First-home buyer concessions, foreign surcharges, and the presence or absence of grants add further complexity.
This article compares standard conveyance duty across all eight Australian states and territories at two price points — $600,000 and $1,200,000 — and then examines how first-home concessions change the picture. All figures reflect rates current as at July 2026 and are calculated for an Australian-resident buyer purchasing an established residential property unless otherwise noted.
Standard Duty on a $600,000 Property
For a standard buyer (not a first-home buyer, not foreign) purchasing an established home at $600,000, here is how stamp duty compares across the country.
Queensland produces the lowest standard duty at this price point. Under the Queensland scale, a $600,000 property incurs duty of approximately $20,025 — the result of $17,325 on the first $540,000 plus 4.5% on the remaining $60,000. Queensland’s duty scale is structured with a relatively low top marginal rate, keeping costs manageable at the median price level.
Western Australia comes next at roughly $22,515, calculated as $11,115 plus 4.75% on the amount above $360,000. WA’s scale has been progressively reformed in recent years and now offers competitive rates at mid-range prices.
Tasmania sits close to WA at approximately $22,498 in standard transfer duty. This reflects $12,935 on the first $375,000 plus 4.25% on the balance. Tasmania’s rates are modest at lower brackets but climb steadily.
New South Wales comes in around $26,145 for a $600,000 purchase — $12,450 plus 5.5% on the amount above $351,000. NSW has one of the steepest top marginal rates, which begins to bite as prices rise.
South Australia yields approximately $26,830 at the $600,000 level. The SA scale charges $21,330 on the first $500,000 plus 5.5% on the excess, a structure that produces outcomes similar to NSW at this price.
Northern Territory duty on a $600,000 property falls around $28,000 using the territory’s tiered rates above the $525,000 formula threshold. While the NT formula is gentle at lower values, the upper tiers bring it into line with the larger states.
Victoria records the highest standard duty at approximately $31,070 for a $600,000 purchase, driven by the 6% marginal rate that kicks in above $130,000. Victoria’s duty scale is the most expensive among all states for non-concessional buyers across much of the price spectrum.
Australian Capital Territory owner-occupier concessional rates fall below the general scale. An owner-occupier buying a $600,000 property would pay a concessional amount; under the Home Buyer Concession Scheme, a first-home buyer would pay zero.
The gap between the cheapest (Queensland at ~$20,025) and the most expensive (Victoria at ~$31,070) is over $11,000 — roughly 55% more — for the identical property value.
Standard Duty on a $1,200,000 Property
At the higher price point of $1.2 million, the ranking shifts somewhat as each state’s top marginal rate takes full effect.
Queensland remains the least expensive at approximately $46,000. The QLD scale applies 5.75% on the portion above $1 million, keeping the effective rate competitive even at elevated values.
Western Australia comes next at roughly $51,000, with the WA top rate applying progressively above $725,000.
Tasmania records approximately $49,185 at $1.2 million — $27,810 on the first $725,000 plus 4.5% on the balance. Tasmania’s relatively low top marginal rate of 4.5% keeps it competitive at higher price points.
South Australia yields approximately $59,830. With a 5.5% top rate on the portion above $500,000, SA duty accelerates faster than Tasmania’s but remains below NSW and Victoria.
Northern Territory produces roughly $55,000 at this level — the tiered scale above $525,000 pushes total duty upward but remains moderate compared to the major eastern states.
New South Wales comes in around $64,000, reflecting the cumulative effect of the 5.5% rate applying from $351,000 and premium rates at the top bracket.
Victoria again records the highest standard duty at approximately $66,000, reflecting Victoria’s consistently high marginal rates across most brackets.
Australian Capital Territory owner-occupier concessional rates would produce a more moderate figure. Investors pay under the general scale at a higher rate.
The difference between Queensland and Victoria at the $1.2 million level is approximately $20,000 — a substantial sum that can influence where buyers choose to invest.
How First-Home Buyer Concessions Change the Picture
First-home buyer stamp duty concessions dramatically alter these comparisons. At the $600,000 price point, several jurisdictions offer full exemptions:
- ACT (HBCS): Full exemption up to $1,020,000. From July 2026, no income cap. A first-home buyer pays $0.
- NSW (First Home Buyer Assistance Scheme): Full exemption on properties up to $800,000. At $600,000, duty is $0.
- Victoria: Full exemption on properties up to $600,000. At exactly $600,000, duty is $0.
- South Australia (new homes): Full relief with no price cap. At $600,000 for a new home, duty is $0 — but established homes get no relief.
- Queensland: The first-home concession provides full relief only up to $500,000. At $600,000, a first-home buyer pays full standard duty (~$20,025), though the $30,000 FHOG partially offsets the cost.
- Western Australia: Full first-home duty exemption is capped at $430,000. At $600,000, a first-home buyer pays the full ~$22,515 in duty.
- Tasmania: No first-home stamp duty concession is available in 2026–27 (the established-home relief expired 30 June 2026). A first-home buyer pays the full ~$22,498.
- Northern Territory: No separate first-home stamp duty concession, but the $50,000 HomeGrown grant (new homes only) more than offsets the ~$28,000 duty.
At the $1.2 million level, most first-home concessions have phased out — only the ACT’s HBCS and SA’s uncapped new-home relief remain available, making those jurisdictions unusually advantageous for first-home buyers at higher price points.
Grants That Offset Duty
Several jurisdictions pair duty concessions with cash grants that can offset or exceed the stamp duty cost:
- Queensland FHOG: $30,000 for new homes — the largest mainland grant.
- NT HomeGrown: $50,000 for new homes — the largest in Australia.
- SA FHOG: $15,000 for new homes.
- NSW FHOG: $10,000 for new homes.
- VIC FHOG: $10,000 for new homes.
- WA FHOG: $10,000 for new homes.
- TAS FHOG: $10,000 for new homes.
- ACT: No FHOG (abolished July 2019).
For a first-home buyer purchasing a new home, the combined value of stamp duty relief and grant can exceed $50,000 in the NT, $30,000 in Queensland, and $15,000 in SA — on top of any duty concessions.
What This Means for Buyers
The choice of state has a material impact on upfront purchase costs. A buyer with flexibility about where to purchase — whether a first-home buyer, investor, or relocating homeowner — should consider stamp duty alongside property prices, lifestyle, and employment. The gap between the cheapest and most expensive jurisdiction can exceed $20,000 at higher price points, and far more when first-home concessions and foreign surcharges are factored in. For detailed breakdowns of each state’s rules, see our individual state guides covering NSW, Victoria, Queensland, Western Australia, South Australia, Tasmania, the ACT, and the Northern Territory.
For personalised guidance on stamp duty across jurisdictions, a licensed conveyancer or property tax professional can review your specific situation. Arrivau’s licensed consultants can assist within one business day.
Disclaimer: This article provides general information only and does not constitute financial, tax, or legal advice. Stamp duty rates, grants, and concessions may change. Readers should confirm current rates with the relevant state Revenue Office or a licensed professional before making property decisions. Data current as at July 2026.