Do investors pay different stamp duty in Australia?

Investment property buyers usually pay standard transfer duty and generally cannot use first home buyer or owner-occupier concessions. Foreign investors may also pay state surcharges and FIRB fees.

Which states have foreign buyer stamp duty surcharges?

Most Australian states charge an additional foreign buyer surcharge on residential property purchases. ACT and NT currently do not impose a separate state foreign buyer surcharge in this calculator.

🇦🇺 Australia Stamp Duty Calculator

Select your state or territory to calculate stamp duty, first home buyer concessions, and more.

ACTAustralian Capital Territory

NTNorthern Territory

Stamp Duty Comparison: All States & Territories 2026

Estimated stamp duty for a standard residential purchase (owner-occupier, not FHB). The $500k, $750k and $1M examples link to exact state calculator pages where available.

State	On $500k	On $750k	On $1M	Max Rate	FHB Exempt Up To	Foreign Surcharge
NSW New South Wales	$17,990	$28,162	$40,615	5.5%	$800,000	9%	Guide →
VIC Victoria	$21,970	$40,070	$55,000	5.5%	$600,000	8%	Guide →
QLD Queensland	$15,925	$26,775	$38,025	5.75%	$700,000	8%	Guide →
SA South Australia	$21,330	$35,080	$48,830	5.5%	New homes: no cap	7%	Guide →
WA Western Australia	$17,765	$29,741	$48,735	5.15%	$600,000	7%	Guide →
TAS Tasmania	$16,732	$31,607	$36,482	4.5%	$750,000	8%	Guide →
ACT Australian Capital Territory	$10,200	$21,000	$35,750	5.09%	$1,020,000	None	Guide →
NT Northern Territory	$23,750	$37,125	$49,500	4.95%	New homes: no cap	~0%	Guide →

* Stamp duty varies by property type, buyer status, and state policy. Rates updated April 2026.

First Home Buyer Stamp Duty Concessions by State

Comparing first home buyer stamp duty exemptions and concessions across Australian states (2026).

State	FHB Stamp Duty Concession	First Home Owner Grant
NSW	Full exemption ≤$800k; partial $800k–$1M	None (metro)	Calculate →
VIC	Full exemption ≤$600k; partial $600k–$750k	$10,000 (regional $20k)	Calculate →
QLD	Full concession ≤$700k; partial $700k–$800k	$30,000 new homes ≤$750k	Calculate →
SA	Full exemption for eligible new homes (no value cap); established homes excluded	$15,000 new homes	Calculate →
WA	Full exemption ≤$600k; partial ≤$800k	$10,000 new homes ≤$800k	Calculate →
TAS	50% off duty ≤$600k	$30,000 new homes	Calculate →
ACT	Full exemption ≤$1.02M (income tested)	$7,500 new homes	Calculate →
NT	Full exemption ≤$650k (Stamp Duty Home Buyer Scheme)	$10,000 new homes	Calculate →

Investor vs owner-occupier

Stamp duty for investment properties in Australia

Investment property buyers normally pay standard transfer duty and cannot use first home buyer exemptions that require living in the property. Foreign buyers may also pay state surcharges and FIRB fees.

Owner-occupier

May unlock home concessions

Investor

Usually standard duty

Foreign buyer

Check surcharges

Investor guide Foreign buyer surcharge guide

Stamp Duty Guides by State

NSWGuide →VICGuide →QLDGuide →SAGuide →WAGuide →TASGuide →ACTGuide →NTGuide →

About Stamp Duty in Australia

Stamp duty (also known as transfer duty) is a state and territory government tax applied to property purchases in Australia. Each state and territory has its own rates, thresholds, and concessions. Use the comparison tables above to understand the differences, and select your state to get an accurate calculation.

First home buyers can access significant concessions in most states — ranging from full exemptions in the ACT (up to $1M) and NT, to 50% discounts in Tasmania. Foreign buyers face additional surcharges of 7–9% depending on the state. See our stamp duty guides for detailed state-by-state breakdowns.