Stamp Duty in Australia by State (2026) — Rates and Calculator

Stamp duty is one of the largest upfront costs in Australian property investment — and one of the most frequently underestimated. On a $650,000 property, stamp duty alone can add $20,000–$35,000 to your purchase costs depending on which state you're buying in.

Here's a state-by-state breakdown of stamp duty rates for investors in 2026, including first home buyer concessions and a worked example for each state.

What Is Stamp Duty?

Stamp duty (officially "transfer duty" in most states) is a state government tax on property transfers. It's calculated as a percentage of the purchase price or market value (whichever is higher) and must be paid within 30 days of settlement in most states.

Stamp duty is a one-time cost — it doesn't recur annually. But it significantly impacts your upfront capital requirement and your effective entry price, which affects your overall return on investment.

Important: Stamp duty is not deductible for investors. It's added to your cost base and reduces your capital gain when you eventually sell.

Queensland (QLD)

QLD uses a tiered rate structure. For a $650,000 property as an investor:

• $0–$5,000: Nil
• $5,001–$75,000: $1.50 per $100
• $75,001–$540,000: $3.50 per $100
• $540,001–$1,000,000: $4.50 per $100

Estimated stamp duty on $650,000 in QLD: ~$23,000

First home buyers in QLD pay no stamp duty on homes up to $500,000 and a concessional rate up to $550,000.

New South Wales (NSW)

NSW has some of the highest stamp duty in Australia. For a $650,000 investor purchase:

• $0–$14,000: $1.25 per $100
• $14,001–$31,000: $175 + $1.50 per $100 over $14,000
• $31,001–$83,000: $430 + $1.75 per $100 over $31,000
• $83,001–$310,000: $1,340 + $3.50 per $100 over $83,000
• $310,001–$1,033,000: $9,285 + $4.50 per $100 over $310,000

Estimated stamp duty on $650,000 in NSW: ~$24,800

NSW also offers a land tax annual payment option instead of upfront stamp duty for eligible properties — worth investigating for investors.

Victoria (VIC)

Victoria applies a duty rate of 5.5% on properties between $130,001 and $960,000 for standard residential transfers.

Estimated stamp duty on $650,000 in VIC: ~$34,070

VIC stamp duty is among the highest in Australia. First home buyers pay no duty on properties up to $600,000, with a sliding concession up to $750,000.

Western Australia (WA)

WA uses tiered rates. For a $650,000 investor purchase, the effective rate is approximately 4.19%.

Estimated stamp duty on $650,000 in WA: ~$25,250

First home buyers in WA pay no stamp duty on homes up to $430,000 and a concessional rate up to $530,000. Foreign buyers pay an additional 7% foreign transfer duty surcharge.

South Australia (SA)

SA uses tiered rates up to 5.5% for properties above $500,000.

Estimated stamp duty on $650,000 in SA: ~$28,330

SA abolished first home buyer stamp duty concessions in 2018, replacing them with a $15,000 First Home Owner Grant instead.

Tasmania (TAS)

Tasmania has a flat 4% duty rate on most residential property transfers.

Estimated stamp duty on $650,000 in TAS: ~$26,000

First home buyers in Tasmania receive a 50% concession on stamp duty for homes under $600,000.

Northern Territory (NT)

NT uses a complex calculation formula but the effective rate on $650,000 is approximately 4.95%.

Estimated stamp duty on $650,000 in NT: ~$32,175

NT offers a $10,000 First Home Owner Grant and a stamp duty concession for first home buyers up to $650,000.

ACT

The ACT uses a conveyance duty with tiered rates. The effective rate on $650,000 is approximately 3.6%.

Estimated stamp duty on $650,000 in ACT: ~$23,400

The ACT is progressively abolishing stamp duty as part of a 20-year tax reform — annual land tax rates are increasing as stamp duty rates decrease.

Summary — $650,000 Property by State

Estimates only. Stamp duty calculations depend on individual circumstances, concessions, and state-specific rules. Always confirm with your conveyancer or state revenue office. Not financial advice.