Same country, very different costs
Stamp duty is the single largest upfront cost when buying property in Australia — and it varies significantly by state. A $750,000 investment property attracts roughly $29,000 in duty in Tasmania but around $42,000 in Victoria’s top bracket.
For foreign buyers, the difference is even more dramatic. NSW’s 9% surcharge adds $67,500 on that same property, while Tasmania’s 2% surcharge adds just $15,000.
State-by-state comparison
Every state uses progressive brackets — you pay each rate only on the portion within that band.
| State | Lowest rate | Top rate | Top rate kicks in at |
|---|---|---|---|
| NSW | 1.25% | 7.0% | A$3,721,000 |
| VIC | 1.4% | 6.5% | A$2,000,000 |
| QLD | 0% (first $5K) | 5.75% | A$1,000,000 |
| WA | 1.9% | 5.15% | A$725,000 |
| SA | 1.0% | 5.5% | A$500,000 |
| TAS | 1.75% | 4.5% | A$725,000 |
| ACT | 1.2% | 4.54% | A$1,455,000 |
Victoria has the harshest top bracket — 6.5% on amounts above A$2 million, higher than any other state. NSW’s 7% top rate technically beats it, but only kicks in above A$3.7 million.
Queensland is unique in having a 0% band on the first A$5,000 — effectively meaningless, but it slightly reduces the total.
Tasmania has the lowest top rate at 4.5%, making it consistently the cheapest state for stamp duty.
Foreign buyer surcharges
This is where the real cost divergence happens. Every state except the ACT adds an additional percentage for foreign buyers:
| State | Surcharge | On a $750K property |
|---|---|---|
| NSW | +9% | +A$67,500 |
| VIC | +8% | +A$60,000 |
| QLD | +8% | +A$60,000 |
| WA | +7% | +A$52,500 |
| SA | +7% | +A$52,500 |
| TAS | +2% | +A$15,000 |
| ACT | None | A$0 |
ACT charges no foreign buyer surcharge — making Canberra significantly cheaper for overseas investors. Combined with lower base rates, ACT can save a foreign buyer over A$80,000 compared to buying in NSW.
Tasmania at just 2% is the next cheapest, saving A$52,500 compared to NSW on a A$750,000 property.
Worked example: $750K property
Here’s what an investor (not first home buyer, not owner-occupier) pays on a A$750,000 property in each state:
| State | Base duty | Foreign surcharge | Total (local) | Total (foreign) |
|---|---|---|---|---|
| NSW | ~A$28,785 | +A$67,500 | A$28,785 | A$96,285 |
| VIC | ~A$41,267 | +A$60,000 | A$41,267 | A$101,267 |
| QLD | ~A$26,200 | +A$60,000 | A$26,200 | A$86,200 |
| WA | ~A$29,740 | +A$52,500 | A$29,740 | A$82,240 |
| SA | ~A$30,383 | +A$52,500 | A$30,383 | A$82,883 |
| TAS | ~A$28,905 | +A$15,000 | A$28,905 | A$43,905 |
| ACT | ~A$29,370 | A$0 | A$29,370 | A$29,370 |
Base duty is approximate — calculated from progressive brackets. Exact amounts depend on the precise bracket thresholds.
For local investors: Victoria is the most expensive by a significant margin. Queensland is consistently the cheapest.
For foreign investors: ACT is dramatically cheaper. Tasmania is the next best option.
Which state is cheapest?
It depends on who you are:
Local investor buying under A$1M: Queensland has the lowest effective rates, followed by NSW and Tasmania.
Foreign investor: ACT (no surcharge) is the clear winner, saving A$50,000–A$70,000 compared to the eastern seaboard states.
High-value property (A$2M+): NSW and QLD become relatively cheaper than Victoria, whose 6.5% top rate kicks in at A$2M.
First home buyer exemptions
Every state offers some form of stamp duty relief for first home buyers, but the thresholds and generosity vary:
| State | Full exemption up to | Concession up to |
|---|---|---|
| NSW | A$800,000 | A$1,000,000 |
| VIC | A$600,000 | A$750,000 |
| QLD | A$700,000 | A$800,000 |
| WA | A$500,000 | A$700,000 |
| SA | New homes only (no limit) | — |
| TAS | A$750,000 | — (hard cliff) |
| ACT | A$1,020,000 | — |
These exemptions don’t apply to investment properties — only to properties where the buyer intends to live.
Calculate your stamp duty
Our Australia calculator models stamp duty for all 7 states and territories — select yours from the Region dropdown. It includes foreign buyer surcharges, closing costs, ongoing expenses, and a full investment projection.