Australian Stamp Duty Comparison 2026: How Much Duty on an $800,000 Home in Each State

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When purchasing an $800,000 residential property in Australia during the 2026–27 financial year, the stamp duty payable varies by a factor of nearly 1.5 times depending on which state or territory the property is in. Victoria imposes the highest standard transfer duty at approximately $43,070, while Queensland is the lowest among the states at $29,025. The Northern Territory is approximately $40,000 under its tiered rate structure, and South Australia follows at $37,830. Western Australia charges approximately $32,316, Tasmania $31,185, New South Wales $30,187, and the Australian Capital Territory approximately $29,350 under the owner-occupier concessional scale. These figures represent standard rates for a non-first-home Australian-resident buyer. First-home buyers may qualify for full or partial stamp duty exemptions in most jurisdictions, which can reduce the duty to zero depending on the property value and whether the home is new or established. Foreign buyers face additional surcharges of 7% to 9% — adding between $56,000 and $72,000 to the total — except in the ACT and NT, which levy no foreign surcharge on conveyance duty.

How Stamp Duty Differs by State

Australia has no national stamp duty system. Each state and territory sets its own rates, brackets, exemptions, and surcharges, administered by the local revenue office. The duty is calculated on the dutiable value of the property — typically the purchase price or market value, whichever is higher — and is payable by the buyer at settlement.

The following comparison uses an $800,000 residential property as a standard reference point. All figures are for a non-first-home Australian-resident buyer paying standard rates in FY2026-27. Concessions for first-home buyers, pensioners, and off-the-plan purchases are noted separately.

Victoria: $43,070 (Highest)

Victoria’s land transfer duty on an $800,000 property falls within the $130,001 to $960,000 bracket, calculated as $2,870 plus 6% of the excess over $130,000. The computation is $2,870 plus 6% of $670,000, yielding $43,070. Victoria also has a concessional principal place of residence scale for properties valued at $550,000 or below, but an $800,000 purchase does not qualify for this concession. For comparison, Victoria’s stamp duty on a $600,000 home would be approximately $31,070 under the standard scale.

South Australia: $37,830

South Australia applies a tiered conveyance duty on residential and primary-production land. For any property exceeding $500,000, the duty is $21,330 plus 5.5% of the amount over $500,000. At $800,000, this is $21,330 plus 5.5% of $300,000, equalling $37,830. South Australia’s rates are comparatively high in the mid-to-upper price range, though the state offers a full stamp duty exemption for first-home buyers purchasing a new home or vacant land to build on, with no price cap. This exemption does not apply to established homes.

Western Australia: $32,316

Western Australia’s general transfer duty for properties above $725,000 is $28,453 plus 5.15% of the excess over $725,000. For an $800,000 purchase, the duty is $28,453 plus 5.15% of $75,000, totalling $32,316. WA offers a first-home buyer duty exemption on homes up to $500,000, phasing out to $700,000 in the Perth metropolitan and Peel regions, or $750,000 in regional areas — so an $800,000 property would not qualify for the first-home exemption.

Tasmania: $31,185

Tasmania’s property transfer duty for values above $725,000 is calculated as $27,810 plus 4.5% of the excess over $725,000. At $800,000, the duty is $27,810 plus 4.5% of $75,000, or $31,185. Tasmania’s 100% duty exemption on established homes up to $750,000 for first-home buyers was available for settlements from 18 February 2024 to 30 June 2026 only. For settlements from 1 July 2026 onwards — the current financial year — that established-home relief has lapsed. First-home buyers in Tasmania can still access the $10,000 FHOG for new home purchases.

New South Wales: $30,187

NSW transfer duty for properties in the $387,001 to $1,290,000 range is $11,602 plus 4.5% of the excess over $387,000. At $800,000, the duty is $11,602 plus 4.5% of $413,000, equalling $30,187. NSW offers a First Home Buyers Assistance Scheme that provides a full exemption on new or existing homes up to $800,000, phasing out to $1,000,000 — meaning a first-home buyer purchasing an $800,000 established home in NSW would pay zero duty, while a non-first-home buyer pays $30,187. The FHOG of $10,000 applies to new homes up to $600,000.

Australian Capital Territory: Approximately $29,350

The ACT uses separate duty scales for owner-occupiers and investors, with concessional rates for those who will live in the property. For an owner-occupier purchasing an $800,000 home in 2026–27, the duty is approximately $29,350 under the concessional scale. The ACT’s first-home Home Buyer Concession Scheme provides a full duty exemption on properties with a dutiable value up to $1,020,000, with a partial concession above that — and from 1 July 2026 the income test has been removed entirely, meaning all first-home buyers are eligible regardless of income. The investor scale produces a higher liability for the same property value.

Queensland: $29,025 (Lowest)

Queensland transfer duty for properties in the $540,001 to $1,000,000 bracket is $17,325 plus 4.5% of the excess over $540,000. At $800,000, the duty is $17,325 plus 4.5% of $260,000, totalling $29,025. Since 1 May 2025, first-home buyers in Queensland purchasing a new home or vacant land to build on pay no transfer duty at all, with no price cap — a policy unique among the states. For established homes, the first-home concession provides a full exemption up to $700,000, phasing out to $800,000. Queensland also offers the highest FHOG in the country at $30,000 for new homes under $750,000.

Northern Territory: Approximately $40,000

The NT uses a quadratic formula for properties up to $525,000 — D = (0.06571441 × V²) + 15V, where V is the value divided by 1,000 — and tiered rates above that threshold. At $800,000, the duty is approximately $40,000. The NT’s effective rate at this price point is notably higher than most states, and the Territory does not offer a stamp duty concession for first-home buyers, instead providing the $50,000 HomeGrown grant as its primary first-home support mechanism. For a detailed explanation of the NT’s formula and grant system, see the article on NT stamp duty 2026-27.

First-Home Buyer Concessions Across the States

The standard duty figures above can be dramatically reduced — in many cases to zero — for eligible first-home buyers. Each jurisdiction has its own eligibility criteria, and the availability of the concession often depends on whether the property is new or established, and its value.

  • NSW: Full exemption on new and existing homes up to $800,000, phasing out to $1,000,000. A first-home buyer purchasing exactly at $800,000 pays zero duty, avoiding $30,187.
  • Victoria: Full exemption up to $600,000 (new or established), phasing out to $750,000.
  • Queensland: Full exemption on new homes with no price cap. Full exemption on established homes up to $700,000, phasing out to $800,000.
  • Western Australia: Full exemption up to $500,000 (metro/Peel) or slightly higher in regional areas, phasing out to $700,000–$750,000.
  • South Australia: Full exemption on new homes and vacant land, no price cap. Established homes are not eligible.
  • Tasmania: The established-home exemption lapsed on 30 June 2026. The $10,000 FHOG remains for new homes. No stamp duty concession for established-home first-home buyers from 1 July 2026.
  • ACT: Full exemption under HBCS up to $1,020,000 — the highest price threshold in the country — with no income test from 1 July 2026.
  • Northern Territory: No stamp duty concession, but the $50,000 HomeGrown grant is the largest first-home cash grant in Australia.

For a detailed analysis of how these concessions interact with FHOG and deposit requirements, see the article on first-home buyer costs in 2026.

Foreign Buyer Surcharge Comparison

Foreign purchasers of Australian residential property face additional stamp duty surcharges on top of the standard rates, with significant variation between jurisdictions. On an $800,000 property, the surcharge adds:

  • NSW (9%): Additional $72,000, bringing the total to approximately $102,187.
  • Victoria (8%): Additional $64,000, bringing the total to approximately $107,070.
  • Queensland (8%): Additional $64,000, bringing the total to approximately $93,025.
  • Western Australia (7%): Additional $56,000, bringing the total to approximately $88,316.
  • South Australia (7%): Additional $56,000, bringing the total to approximately $93,830.
  • Tasmania (8%): Additional $64,000, bringing the total to approximately $95,185.
  • ACT (0%): No conveyance duty surcharge. Total remains approximately $29,350 (owner-occupier scale). The ACT does levy a 0.75% per annum land tax surcharge on foreign owners, which is separate from the stamp duty calculation.
  • Northern Territory (0%): No conveyance duty surcharge. Total remains approximately $40,000.

Victoria becomes the most expensive jurisdiction for foreign buyers at over $107,000 on an $800,000 property, while the ACT is the least expensive at approximately $29,350. For a comprehensive breakdown of foreign buyer surcharges by state, see foreign buyer stamp duty across Australian states.

Frequently Asked Questions

Which state has the cheapest stamp duty on an $800,000 home?

For a non-first-home Australian-resident buyer at standard rates, Queensland is the lowest at $29,025, followed closely by the ACT at approximately $29,350. Victoria is the highest at $43,070.

Why does Victoria have the highest stamp duty?

Victoria applies a flat 5.5% rate on the full purchase price for properties between $960,001 and $2,000,000, and for properties in the $130,001–$960,000 range the marginal rate is 6% — the highest marginal rate among all jurisdictions for mid-to-high-value residential property.

Can first-home buyers avoid stamp duty entirely?

Yes, in most jurisdictions. A first-home buyer purchasing an $800,000 established home would pay zero duty in NSW (exemption up to $800,000) and the ACT (exemption up to $1,020,000). In Queensland, a first-home buyer purchasing an $800,000 new home would also pay zero duty regardless of the value. In Victoria, WA, and Tasmania, an $800,000 property exceeds the first-home exemption thresholds and duty would be payable.

Do foreign buyers pay the same stamp duty as residents?

No. Foreign buyers pay the standard duty plus a surcharge that ranges from 7% to 9% of the property value depending on the state. Only the ACT and NT do not impose a foreign buyer conveyance duty surcharge. The ACT does levy a separate land tax surcharge.

How does Tasmania’s first-home exemption change affect buyers?

The 100% stamp duty exemption for established homes up to $750,000 that was available in Tasmania for settlements from February 2024 to June 2026 has lapsed. For settlements from 1 July 2026, first-home buyers purchasing an established home in Tasmania pay the standard duty. New-home buyers can still access the $10,000 FHOG.

Data Sources and Currency

This article is based on transfer duty rates and thresholds published by the revenue offices of each Australian state and territory, effective for FY2026-27. Key sources include:

Data current as at July 2026. Duty rates, brackets, concessions, and surcharges are subject to change by each jurisdiction. Verify all figures with the relevant state or territory revenue office before making a purchase decision. For the income tax context relevant to property buyers in FY2026-27, see Australia income tax rates 2026-27.

Disclaimer

This article provides general information only and does not constitute financial, legal, or tax advice. Stamp duty liability depends on the exact dutiable value of the property, the buyer’s residency status, eligibility for concessions, and the specific rules of the jurisdiction in which the property is located. Confirm all figures with the relevant state or territory revenue office or a licensed conveyancer. Readers seeking personalised advice may consult a licensed conveyancer, property lawyer, or registered financial adviser.