Australian Stamp Duty Index 2026–27
Data study: stamp duty across all 8 states for FY2026–27 — owner-occupiers and first home buyers compared at $500k–$1.5m, plus every 1 July 2026 change.
A state-by-state data study of what property buyers actually pay after the 1 July 2026 changes. Every figure below is computed with the MoneyWiseCalc stamp duty engine, verified against all eight state and territory revenue offices (last re-checked 30 September 2026) — see the methodology and our editorial policy.
Journalists and researchers: you're welcome to cite any figure on this page with attribution and a link to MoneyWiseCalc. All figures are reproducible with our stamp duty calculator.
Correction (30 September 2026): after re-checking every state against its revenue office, three first home buyer figures were updated. Western Australia's first home owner rate changed on 7 May 2026 (no duty to $600,000, then $16.15 per $100 up to $800,000), so the WA column now reflects it; NSW's concession between $800,000 and $1m now uses Revenue NSW's formula (e.g. $850,000: $9,797, not $8,109); and Victoria's $650,000 figure is $11,356 (was $1 higher). The owner-occupier table did not change.
Correction (29 September 2026): the Queensland figures originally published here used the general transfer duty rate. Owner-occupiers in Queensland pay the lower home concession rate, and the first home concession is a fixed amount off that duty. Queensland figures in both tables have been corrected (e.g. $500,000 owner-occupier: $8,750, not $15,925), which makes Queensland the cheapest jurisdiction for owner-occupiers from $1m. No other state's figures changed. See our editorial policy for how we handle corrections.
Key findings for FY2026–27
- The ACT is now the only place in Australia where a first home buyer pays zero stamp duty at any price. From 1 July 2026 its Home Buyer Concession Scheme has no property price cap and no income test — worth $33,958 on a $1m home and $68,100 at $1.5m.
- Tasmania moved in the opposite direction — the only jurisdiction to remove first home buyer support this year. Its established-home exemption ended 30 June 2026 and was not extended: a first home buyer of a $750,000 Hobart home now pays $28,935 that they wouldn't have paid in June.
- A $700,000 first home costs $0 in duty in NSW, Queensland and the ACT — and $34,650 in the Northern Territory. Same buyer, same price, a $34,650 difference depending on the border.
- Victoria is the most expensive state for most buyers. At $750,000 an owner-occupier pays $40,070 in VIC vs $19,208 in the ACT — more than double. VIC holds the top spot at every price point from $750k to $1.5m.
- NSW's annual indexation saved buyers only $225–$725. The 1 July 2026 bracket adjustment trims a $850,000 purchase by just $225 — indexation protects against bracket creep but is not a meaningful cut.
Owner-occupier duty by state (established home, not a first home buyer)
| Price | NSW | VIC | QLD | WA | SA | TAS | ACT | NT |
|---|---|---|---|---|---|---|---|---|
| $500,000 | $16,687 | $21,970* | $8,750† | $17,765 | $21,330 | $18,248 | $8,408 | $23,929 |
| $750,000 | $27,937 | $40,070 | $19,600† | $29,741 | $35,080 | $28,935 | $19,208 | $37,125 |
| $1,000,000 | $39,187 | $55,000 | $30,850† | $42,616 | $48,830 | $40,185 | $33,958 | $49,500 |
| $1,500,000 | $63,787 | $82,500 | $59,600† | $68,366 | $76,330 | $62,685 | $68,100 | $74,250 |
*VIC figure at $500,000 applies the principal-place-of-residence concessional rate (available up to $550,000). †QLD figures apply the home concession rate for a home you will live in. Cheapest jurisdiction in bold. Duty only — transfer and mortgage registration fees excluded.
Read it this way: the ACT is the cheapest place for an owner-occupier to buy up to about $750,000, with Queensland's home concession rate close behind; from $1m Queensland is the cheapest. The Northern Territory and Victoria are consistently the most expensive under $1m; above $1m Victoria stands alone at the top.
First home buyer duty by state (established home)
| Price | NSW | VIC | QLD | WA | SA | TAS | ACT | NT |
|---|---|---|---|---|---|---|---|---|
| $600,000 | $0 | $0 | $0 | $0 | $26,830 | $22,498 | $0 | $29,700 |
| $650,000 | $0 | $11,356 | $0 | $8,075 | $29,580 | $24,623 | $0 | $32,175 |
| $700,000 | $0 | $24,713 | $0 | $16,150 | $32,330 | $26,748 | $0 | $34,650 |
| $750,000 | $0 | $40,070 | $10,925 | $24,225 | $35,080 | $28,935 | $0 | $37,125 |
| $800,000 | $0 | $43,070 | $21,850 | $32,300 | $37,830 | $31,185 | $0 | $39,600 |
| $850,000 | $9,797 | $46,070 | $24,100 | $34,891 | $40,580 | $33,435 | $0 | $42,075 |
Established homes; taper zones use each state's concession rules as at FY2026–27. South Australia's FHB relief applies to new homes only, so established-home buyers pay full duty. The NT has no FHB duty concession (a $50,000 HomeGrown Territory grant applies to new builds instead).
The FHB postcode lottery: at $600k, five jurisdictions charge first home buyers nothing (NSW, VIC, QLD, WA and the ACT). By $800k only NSW and the ACT still charge $0 — and past NSW's $1m taper ceiling, the ACT stands alone.
What changed on 1 July 2026, state by state
| State | Change | Buyer impact |
|---|---|---|
| NSW | All duty brackets indexed to Sydney CPI; premium threshold now $3.87m | Saves $225–$725 on typical purchases |
| VIC | No change to rates or FHB thresholds ($600k/$750k) | None |
| QLD | No rate change; from 1 Aug 2026 FHB concessions require Australian citizenship/PR | Eligibility narrows |
| WA | First home owner rate expanded from 7 May 2026: no duty up to $600k, then $16.15 per $100 over $600k up to $800k (previously $500k / $700k in Perth) | FHBs pay $0 up to $600k |
| SA | No change; new-home FHB exemption remains uncapped | None |
| TAS | FHB established-home exemption ended 30 June 2026 — not extended | FHBs pay up to $28,935 more |
| ACT | Home Buyer Concession Scheme uncapped: no price cap, no income test | FHBs save up to $68,100+ |
| NT | No duty change; HomeGrown $50k grant (new homes) runs to 30 Sep 2026 | None |
The 2026–27 story is the widening gap: Canberra abolished FHB duty entirely while Hobart reinstated it in full — the two territories/states moving in exactly opposite directions in the same financial year.
Methodology
- All figures computed with the MoneyWiseCalc stamp duty engine (v1.2.0-fy2026-27), which models each jurisdiction's published brackets, formulas and concessions — including the NT's quadratic formula below $525,000, Victoria's principal-place-of-residence rates, Queensland's home concession rates, the ACT's owner-occupier rates and each state's first home buyer rules.
- Rates verified 18 July 2026 and re-verified 30 September 2026 against: Revenue NSW, State Revenue Office Victoria, Queensland Revenue Office, WA Department of Treasury and Finance, RevenueSA, State Revenue Office Tasmania, ACT Revenue Office and the NT Territory Revenue Office. Full source list on our editorial policy and data sources pages.
- Figures are duty only for established homes bought by owner-occupiers (Australian residents): transfer/mortgage registration fees, foreign purchaser surcharges and off-the-plan concessions are excluded. First home buyer concessions use each state's own formula (NSW's linear duty band, Victoria's tapered concession, Queensland's stepped concession, WA's first home owner rate), cross-checked against the Revenue NSW and SRO Victoria online calculators.
- ACT figures use the owner-occupier rate table (effective 1 July 2025 and unchanged on 1 July 2026); investors pay the separate non-owner-occupier table.
Reproduce or check any figure
Run your own scenario — any state, any price, FHB or not, including fees and surcharges — with the Australian Stamp Duty Calculator.
Related reading
- First Home Buyer Stamp Duty: every state's concession
- Stamp Duty by State: rules and rates hub
- Stamp Duty Fees & Total Government Costs
How much stamp duty will I pay in 2026–27?
It depends on your state, price and buyer status — the tables above cover common scenarios, and the calculator handles the rest, including concessions and fees.
Which state has the cheapest stamp duty in 2026–27?
The ACT, at every price point up to about $1m — and for first home buyers it's $0 at any price. Tasmania becomes marginally cheapest for non-FHB buyers around $1.5m.
Which state is most expensive?
Victoria for most buyers above $550,000, followed by the Northern Territory and South Australia. At $1m, Victoria's $55,000 is 62% more than the ACT's $33,958.
Did stamp duty go up in 2026–27?
Base rates barely moved. The big changes were to concessions: Tasmania removed its FHB exemption (an effective increase of up to $28,935 for those buyers) while the ACT made its FHB exemption unlimited.
Important: General information only, not financial or tax advice. Concession eligibility is strict and state-specific — confirm with the relevant revenue office or your conveyancer before relying on any figure.
Related guides
Stamp Duty in Australia
How stamp duty (transfer duty) is calculated, 2026–27 examples for every state, first home buyer concessions and the government fees paid at settlement.
Read guideFirst Home Buyer Stamp Duty
Everything about first home buyer concessions: exemptions, thresholds, and eligibility by state.
Read guideStamp Duty Fees & Total Costs
Understanding total government costs: stamp duty, transfer fees, mortgage registration and more.
Read guideStamp Duty by State
Overview of stamp duty rates and rules across all Australian states and territories.
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