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Stamp duty on an investment property, by state and territory (2026-27)

Transfer duty at the investor rate in all eight Australian jurisdictions, computed from each revenue office's published 2026-27 scale. Pick a state for its rate table, a worked example and a calculator that opens on that state.

Investor transfer duty at common purchase prices

Transfer duty by jurisdiction at four purchase prices, 2026-27 investor rates
State or territory$500,000$750,000$1,000,000$1,500,000
New South Wales (NSW)$16,687$27,937$39,187$63,787
Victoria (VIC)$25,070$40,070$55,000$82,500
Queensland (QLD)$15,925$26,775$38,025$66,775
Western Australia (WA)$17,765$29,740$42,615$68,365
South Australia (SA)$21,330$35,080$48,830$76,330
Tasmania (TAS)$18,247$28,935$40,185$62,685
Australian Capital Territory (ACT)$11,400$22,200$36,950$68,100
Northern Territory (NT)$23,929$37,125$49,500$74,250

On a $750,000 investment purchase the duty ranges from $22,200 in Australian Capital Territory to $40,070 in Victoria. Duty only; registration fees, legal costs and any foreign purchaser surcharge are separate.

Rate tables and calculators by state

Each page below embeds the calculator opened on that state and links the revenue office page the scale was transcribed from.

Four different ways the states write their scales

Most jurisdictions publish a bracket table with a base amount and a marginal rate, but the marginal rule is not the same everywhere, and the differences change the figure.

  • Per $100 or part of $100 (NSW, QLD, WA, SA, TAS, ACT). The amount above the threshold is rounded up to the next whole $100 before the rate applies, so a $50 difference in price can move the duty by a full $100 block.
  • Percentage of the excess (most of Victoria’s scale). The rate applies to the amount above the threshold, with no rounding of the excess.
  • Percentage of the entire value (Victoria from $960,000 to $2,000,000, the ACT above $1,455,000, and the Northern Territory from $525,000). The rate applies to the whole price and the base is ignored. Treating these as base-plus-excess is a common spreadsheet error.
  • A curve, not brackets (Northern Territory below $525,000). Duty is a quadratic in the price expressed in thousands, calibrated to meet the 4.95% flat rate exactly at $525,000.

Every scale here uses the published base for each bracket as published, and rounds the way that jurisdiction rounds. Details and sources are on the methodology page.

Foreign purchaser surcharges

A verified foreign purchaser surcharge is priced for New South Wales, Victoria, Queensland, Western Australia, South Australia, Tasmania. For Australian Capital Territory, Northern Territory no surcharge is offered: where a rate has not been confirmed from the revenue office’s own publication the calculator shows the domestic figure only and says so.

Frequently asked questions

Do investors pay more stamp duty than owner-occupiers?

Several jurisdictions publish a lower scale or a concession for a buyer’s principal place of residence or first home, and the ACT publishes a separate owner-occupier table. None of those concessions is applied here: this tool prices the investment purchase at the general scale. Whether a concession would apply to you is a question for the revenue office or your conveyancer.

Which state has the lowest stamp duty for investors?

It depends on the price, because the scales cross. The comparison table above shows the 2026-27 figures at four prices; at $750,000 the lowest is Australian Capital Territory and the highest is Victoria. Duty is one acquisition cost among several and says nothing about rent, growth or land tax in that state.

Is stamp duty paid on the purchase price or the property value?

On the dutiable value, which for an ordinary arm’s-length purchase is the price paid. Some jurisdictions assess the greater of the price and the unencumbered value; enter the higher figure if they differ.

When are these rates updated?

Each state page shows the date its scale was retrieved from the issuing authority and the date the rates took effect. New South Wales indexes its thresholds each 1 July; several other scales have not changed for years. Check the retrieved date on each state page before relying on a figure.

Try the residential calculator, commercial calculator, rental yield calculator, cashflow calculator or stamp duty by state. Read the methodology and limitations before using the results.