Which Australian state has the lowest stamp duty?

The ACT consistently has the lowest stamp duty for standard buyers at most price points due to its progressive reform of the duty system. Western Australia has Australia's lowest top marginal rate at 5.15%, making it competitive for higher-value properties. Tasmania's rates are also low, with a top marginal rate of just 4.5%.

Do I pay stamp duty on an investment property?

Yes — investment properties pay full standard stamp duty rates in all states. There are no investor concessions or exemptions. In Queensland, investors pay a higher rate than owner-occupiers because the home concession rate table does not apply. Most states make no distinction for standard owner-occupier vs investor, using the same rate tables.

What is the foreign buyer surcharge in Australia?

Most states charge an additional surcharge on residential property purchases by foreign buyers — those who are neither Australian citizens nor permanent residents. Surcharges range from 7% to 9% of the full property value, on top of standard stamp duty. ACT and NT are the only jurisdictions with no foreign purchaser surcharge.

When do I pay stamp duty in Australia?

Payment deadlines vary by state: NSW and TAS allow 3 months from contract. VIC, QLD, and WA require payment within 30 days of settlement. SA requires payment at or before settlement. ACT requires payment within 14 days of lodging title registration. NT allows 60 days from contract. Your conveyancer handles this in most cases.

Can stamp duty be added to my home loan?

Generally no — Australian lenders do not include stamp duty in the loan amount. It must be paid from your own savings at settlement. Some lenders may allow it if you have sufficient equity (e.g., refinancing), but this is uncommon for purchases. Planning for stamp duty as an upfront cost is essential when setting your savings target.

Australia Stamp Duty Calculator 2025–26

Stamp duty — officially called transfer duty in most Australian states — is a state government tax charged when you purchase property. It is one of the largest upfront costs in any Australian property transaction, often ranging from 3% to 6% of the purchase price depending on where you buy. And the ...

STAMP DUTY CALCULATOR

Property Price

State / Territory

New South Wales

Buyer Type

LIVE DIAGRAM

Enter a property price to calculate stamp duty

Created with❤️byeaglecalculator.com

STAMP DUTY BY STATE (2025–26)

STATE	TOP RATE	FTB FULL EXEMPTION	FOREIGN SURCHARGE	OFFICIAL SOURCE
NSW	5.5%	≤$800K	9%	revenue.nsw.gov.au
VIC	6.5%	≤$600K	8%	sro.vic.gov.au
QLD	5.75%	≤$710K	8%	qro.qld.gov.au
WA	5.15%	≤$500K	7%	finance.wa.gov.au
SA	5.5%	New homes	7%	revenuesa.sa.gov.au
TAS	4.5%	≤$750K	8%	sro.tas.gov.au
ACT	6.4%	Varies	None	revenue.act.gov.au
NT	5.95%	$7K rebate	None	nt.gov.au

HOW TO USE

1
Enter the Property Price in Australian dollars.
2
Select your State or Territory using the 8-button selector.
3
Choose your Buyer Type: Standard, First Home Buyer, or Investor.
4
If you are a first home buyer purchasing a new home, tick 'New Home' — some states (SA, QLD) offer better concessions for new builds.
5
Tick Foreign Purchaser if applicable — surcharges of 7-9% apply in most states (not ACT or NT).
6
Check the Live Diagram for your duty breakdown and the all-states comparison bar chart.

WORKED EXAMPLE

Buying a $750,000 property as a standard buyer across states (2025–26): ACT = $19,520 (cheapest). NSW = $28,162. TAS = $28,935. QLD = $26,775. WA = $29,740. SA = $35,080. NSW premium = $28,162. VIC = $40,070 (most expensive). The same $750,000 property costs $20,550 more in Victoria than in ACT — highlighting why state selection matters for property investors.

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Rates effective 2025–26 · Always verify with your state revenue office or conveyancer · Last updated: 25 April 2026 · Eagle-eyed accuracy for every calculation.