Guide
Stamp duty by state 2026: what investors pay in every state
Stamp duty on the same investment property can differ by about $18,000 depending on the state. Here is what investors pay at $500,000, $750,000 and $1 million in each state and territory, at the general rates that apply to investment property.
By Mossy Taheri, licensed buyer’s agent · Updated
The short answer
On a $750,000 investment property, stamp duty ranges from about $22,200 in Australian Capital Territory to about $40,070 in Victoria, a gap of $17,870. Investors pay the general rates in every state, because first home buyer and owner-occupier concessions require you to live in the property.
Stamp duty on an investment property, by state
General (investor) rates as at 24 October 2026, ranked from cheapest to dearest at $750,000. Figures are rounded to the nearest dollar.
| State | $500,000 | $750,000 | $1,000,000 |
|---|---|---|---|
| Australian Capital Territory | $11,400 | $22,200 | $36,950 |
| Queensland | $15,925 | $26,775 | $38,025 |
| New South Wales | $16,687 | $27,937 | $39,187 |
| Tasmania | $18,248 | $28,935 | $40,185 |
| Western Australia | $17,765 | $29,741 | $42,616 |
| South Australia | $21,330 | $35,080 | $48,830 |
| Northern Territory | $23,929 | $37,125 | $49,500 |
| Victoria | $25,070 | $40,070 | $55,000 |
Why stamp duty differs so much between states
Each state sets its own scale. Most charge a rising rate per $100 across a series of price bands, but the bands and top rates differ. Victoria charges a flat 5.5% of the whole price between $960,000 and $2 million, South Australia reaches its top rate above $500,000, and the ACT has been lowering duty for years while it phases in land tax and rates instead.
- Duty is a one-off cost paid at settlement, usually from your own funds rather than the loan.
- It is part of the property's cost base for capital gains tax, not an immediate tax deduction.
- On a typical investment it can take years of rent to recover, so it matters when comparing states.
Foreign buyer surcharges
| State | Surcharge on top of general duty |
|---|---|
| New South Wales | 9% of the price |
| Victoria | 8% of the price |
| Queensland | 8% of the price |
| Western Australia | 7% of the price |
| South Australia | 7% of the price |
| Tasmania | 8% of the price |
| Australian Capital Territory | None |
| Northern Territory | None |
Work out stamp duty on your price
Each state calculator uses the same rates as the table, for any price:
- New South Wales stamp duty calculator
- Victoria stamp duty calculator
- Queensland stamp duty calculator
- Western Australia stamp duty calculator
- South Australia stamp duty calculator
- Tasmania stamp duty calculator
- Australian Capital Territory stamp duty calculator
- Northern Territory stamp duty calculator
For the full upfront cost, including legal fees, inspections and lender costs, use the property purchase cost calculator. For the yearly cost of holding land, see land tax by state.
Sources and how we calculated it
General transfer duty rates published by each state revenue office, applied to the full purchase price of an established residential property bought as an investment. No concessions, exemptions or surcharges are included in the main table. We update this page when rates change, usually each 1 July. General information only, not tax or legal advice.
- New South Wales: rates
- Victoria: rates
- Queensland: rates
- Western Australia: rates
- South Australia: rates
- Tasmania: rates
- Australian Capital Territory: rates
- Northern Territory: rates
Cite this page: Rising Returns, “Stamp Duty by State 2026: Investor Rates Compared”, updated 24 October 2026, https://risingreturns.com.au/stamp-duty-by-state/
Choosing a state to invest in?
Book a free discovery call. We compare markets across Australia on the full cost of buying and holding, stamp duty and land tax included.
Book a free discovery callStamp duty by state: common questions
Which state has the lowest stamp duty for investors?
At $750,000, the ACT is lowest at about $22,200, followed by Queensland ($26,775) and New South Wales ($27,937). Victoria is highest at about $40,070. The order changes at other prices, so check the table for your budget.
Do investors get stamp duty concessions?
Generally no. First home buyer and owner-occupier concessions in every state require you to live in the property. Investors pay the general rates shown here.
How much is stamp duty on a $750,000 investment property?
Between about $22,200 (ACT) and $40,070 (Victoria), depending on the state. Use the state calculators for your exact price.
Do foreign buyers pay more stamp duty?
Yes. Foreign buyers pay a surcharge on top of general duty in most states: 9% in NSW, 8% in Victoria, Queensland and Tasmania, and 7% in WA and SA. The ACT and NT don't charge one.
When is stamp duty paid?
Usually at or shortly after settlement, within a deadline set by each state (for example 3 months from the transfer in NSW). It can't normally be added to the loan, so it comes out of your deposit funds.
General information only. It doesn’t consider your personal circumstances and isn’t financial, tax, credit or legal advice. Speak to a licensed professional before you act.