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 | +8% | +A$60,000 |
| ACT | None | A$0 |
ACT charges no foreign buyer surcharge — making Canberra significantly cheaper for overseas investors. On a A$750,000 purchase, the ACT base-duty gap alone saves roughly A$73,500 versus NSW before counting surcharge differences (using the same investor bracket assumptions as our calculator).
Western Australia is typically the next-cheapest foreign-buyer jurisdiction after the ACT: the +7% surcharge totals A$52,500 on A$750,000 — well below NSW/VIC/QLD.
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$28,162 | +A$67,500 | ~A$28,162 | A$95,663 |
| VIC | ~A$40,070 | +A$60,000 | ~A$40,070 | A$100,070 |
| QLD | ~A$26,775 | +A$60,000 | ~A$26,775 | A$86,775 |
| WA | ~A$29,740 | +A$52,500 | ~A$29,740 | A$82,240 |
| SA | ~A$35,080 | +A$52,500 | ~A$35,080 | A$87,580 |
| TAS | ~A$28,935 | +A$60,000 | ~A$28,935 | A$88,935 |
| ACT | ~A$22,200 | A$0 | ~A$22,200 | A$22,200 |
Base duty is approximate — calculated from progressive brackets. Exact amounts depend on the precise bracket thresholds.
For local investors: ACT has the lowest headline duty at this price point (~A$22k investor/landholder rates in our model), with Queensland second for pure stamp duty among the larger states. Victoria is the most expensive at ~A$40k for a A$750k purchase in the modelled investor brackets.
For foreign investors: ACT (no surcharge) is dramatically cheaper. WA (+7%) is typically the next tier down on surcharge stacking versus NSW/VIC/QLD.
Which state is cheapest?
It depends on who you are:
Local investor buying under A$1M: ACT shows the lowest modelled duty around A$750k, followed by Queensland then NSW; the ranking shifts as prices rise because ACT’s upper brackets climb quickly.
Foreign investor: ACT (no surcharge) is the clear winner. Versus NSW you can be ahead by roughly A$73,000 on duty+surcharge at A$750k in our bracket model; versus Victoria by about A$78,000; versus Tasmania the gap is now roughly A$67,000 once the 8% FIDS is included.
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.
Commercial property (investors)
South Australia abolished stamp duty on commercial property transfers from 1 July 2018 — transfers of commercial premises can therefore show A$0 stamp duty in our calculator, while residential investment still uses SA’s progressive rates. Confirm the asset class and contract structure with your conveyancer; mixed-use and development sites can have different treatment.
Calculate your stamp duty
Use the calculators below for stamp duty and closing costs by state (including foreign buyer surcharges), or a full ROI projection with rental yield and multi-year cash flow.