Stamp duty is the single largest upfront cost in an Australian property purchase after the deposit — and it varies wildly depending on which side of a state border you buy on. We ran the exact same purchase, a $750,000 home, through the duty brackets of all eight states and territories. The cheapest is $15,228. The dearest is $33,542. That's an $18,314 gap for an identical house.
Here's the full ranking, the brackets behind it, and the concessions that can change your number.
The ranking — $750,000 home, general rate
These figures use each state's general transfer-duty brackets for FY 2025-26 (the same engine behind our stamp duty calculator), before any first-home-buyer or owner-occupier concession:
| Rank | State | Stamp duty |
|---|---|---|
| 1 | NT | $15,228 |
| 2 | WA | $18,690 |
| 3 | ACT | $22,931 |
| 4 | VIC | $25,960 |
| 5 | SA | $26,725 |
| 6 | QLD | $26,775 |
| 7 | NSW | $28,038 |
| 8 | TAS | $33,542 |
The spread is the story. Buying in Tasmania costs you more than double the Northern Territory's duty on the same price. Even between the two biggest markets — NSW and Victoria — there's a ~$2,000 difference, and both sit near the top of the table.
Why the gap is so large
Stamp duty is a progressive, bracketed tax in every state — like income tax, you pay a rising marginal rate as the price climbs through tiers. But each state sets its own tiers and rates, and they were designed in different decades for different housing markets.
A few things drive the spread at the $750k mark:
- Victoria crosses into its 5.5% marginal band at $440,000, so a large slice of a $750k purchase is taxed at the top rate. That's why VIC sits mid-table despite a relatively low entry rate.
- NSW has a 5.5% band kicking in at $550,000 — most metro purchases now sit deep in it.
- Tasmania's brackets top out early (the 4.75% band starts at just $250,000), so by $750k almost everything is taxed at the highest rate. Small market, high relative duty.
- The NT and WA keep lower marginal rates further up the curve, which is why they anchor the cheap end.
It changes with price
The ranking isn't fixed — it shifts as the purchase price moves, because the brackets bite at different points. At $600,000, Victoria is actually the second cheapest mainland state (its top band hasn't fully engaged yet). By $900,000, VIC has jumped to fourth-dearest. If you're comparing a purchase across state lines, run your actual number — the headline ranking can mislead at your price point. Our all-states comparison tool shows every state side by side for any price.
The concessions that change your number
The table above is the general rate. Most buyers don't pay it. Here's what can reduce it:
First home buyers
Every state has a first-home concession or exemption, and they're substantial:
- NSW — full exemption up to $800,000, phasing out to $1,000,000. A first home buyer pays $0 duty on our $750k example in NSW.
- VIC — full exemption to $600,000, phasing to $750,000. At exactly $750k a Victorian FHB is right at the top of the phase-out.
- QLD — first-home concession plus a separate home concession; a QLD FHB on a $750k home pays dramatically less than the $26,775 general figure.
- WA, SA, TAS, ACT, NT — each has its own threshold and taper.
Run your eligibility through the First Home Buyer Grants calculator — it computes the actual dollar saving per program rather than just listing labels.
Owner-occupiers (not first home)
- QLD has a generous home concession (a 1% rate on the first slice) that applies to any owner-occupier, not just first-timers — it pulls the real QLD number well below the general $26,775.
- VIC offers a principal-place-of-residence concession in a band of prices.
The federal overlay
On top of state concessions, the First Home Guarantee lets eligible buyers purchase with a 5% deposit and no Lenders Mortgage Insurance — often a bigger saving than the duty itself. We cover how LMI stacks up against a larger deposit in a separate guide.
What stamp duty actually buys you (nothing)
It's worth remembering what this tax is: a one-off transfer duty paid to the state revenue office on the day you settle. It buys you no service. It's pure friction — which is exactly why economists across the spectrum (and the Henry Tax Review) have argued for replacing it with a broad-based land tax. The ACT is two-thirds of the way through a 20-year transition doing exactly that, which is why its duty (and its ranking) keeps falling year on year.
Until the other states follow, stamp duty stays the cost that most surprises first-time buyers — because it's not financed into the loan. You pay it in cash, on top of your deposit, at settlement.
Budget for the whole upfront cost, not just duty
Stamp duty is the biggest single line, but it's not the only one. On a $750k purchase you'll also face:
- Transfer & mortgage registration fees — a few hundred dollars, set by the state land titles office.
- Conveyancing / legal — typically $1,000–$2,000.
- Building & pest inspection — $400–$700.
- Lenders Mortgage Insurance — if your deposit is under 20%, this can be $10,000–$30,000+ and dwarfs the duty.
- Loan application / valuation fees — $0–$600 depending on lender.
Our cost of purchase calculator totals every one of these for your state and price, so the settlement figure doesn't blindside you.
The bottom line
Stamp duty on a $750k home ranges from $15,228 (NT) to $33,542 (TAS) at the general rate — an $18,314 swing. But your actual number depends on three things the headline ranking ignores: your exact price, your first-home-buyer status, and your owner-occupier concessions. Before you budget, run your real figure for your real state.
Frequently asked questions
Is stamp duty included in my home loan? No — in almost all cases stamp duty is paid in cash at settlement, on top of your deposit. It is not financed into the mortgage. This is the single biggest reason buyers run short at settlement: they save a 20% deposit but forget the duty sitting on top. A handful of lenders will let you capitalise some costs if you have equity to spare, but as a rule you should budget duty as cash.
Do I pay stamp duty on the land or the house? On a standard purchase of an established home, transfer duty is calculated on the full contract price — land and dwelling together. If you buy vacant land and build separately (a house-and-land package on two contracts), you may pay duty only on the land component, which is one reason new builds can carry lower duty. Rules differ by state, so confirm the structure with your conveyancer before signing.
When exactly do I pay it? Most states require payment on or before settlement, typically within 30 days of the contract date or at settlement, whichever is earlier. Your conveyancer or solicitor usually arranges payment to the state revenue office as part of the settlement process.
Does it change for an investment property versus a home? The general transfer-duty rate is the same — but owner-occupier and first-home concessions only apply if you're living in the property. An investor pays the general rate (the figures in our table). Foreign buyers also face an additional surcharge (7–8% in most states) on top.
How did we calculate these figures? The table uses each state's published FY 2025-26 transfer-duty brackets, walked as a cumulative progressive tax — the identical engine behind our stamp duty calculator. The figures are general-rate, before concessions, for a $750,000 purchase. Your number will differ with price, first-home status, and owner-occupier concessions.
Figures are FY 2025-26 general transfer-duty estimates computed with the same engine as our calculators, for general information only — not financial or tax advice. Concession eligibility and thresholds change; always confirm with your state revenue office and conveyancer before you commit.
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