Australia Stamp Duty Comparison 2026-27: Same $800,000 Home Across All 8 States

The stamp duty bill on the same $800,000 home varies by $25,000 or more depending on which Australian state or territory you buy in. For a non-first-home buyer, the duty ranges from approximately $29,000 in Queensland and the Northern Territory to over $43,000 in Victoria — a $14,000 spread that can equal several months of mortgage repayments. For first home buyers, the range is even wider. In Queensland, a first home buyer purchasing a new build at $800,000 pays $0 stamp duty with no price cap. In Western Australia, the same first home buyer receives no concession at all above $700,000 and pays the full $32,316. This comparison maps the full standard rates and first-home concessions across every jurisdiction as of July 2026, with precise duty calculations for a $800,000 purchase — a price point that tests the boundaries of most states' concession thresholds. All figures are based on owner-occupier rates where those differ from investor rates. Every dollar of stamp duty is an upfront cost that lenders do not finance, so the state you buy in directly reshapes your deposit requirement and your borrowing power.

Standard Transfer Duty on a $800,000 Property: State by State

Below are the standard (non-concessional) transfer duty amounts for an owner-occupier purchasing a $800,000 residential property in each jurisdiction as of July 2026. Calculations follow each state's published rate schedule.

New South Wales: $30,187

NSW duty on $800,000 sits in the $387,001–$1,290,000 bracket: $11,602 plus 4.5% of the amount exceeding $387,000. The excess is $413,000, so the additional duty is $18,585. Total: $11,602 + $18,585 = $30,187.

For a first home buyer purchasing an existing home at $800,000, NSW's First Home Buyers Assistance Scheme provides a full exemption up to $800,000. At exactly $800,000, the buyer pays $0. Above $800,000, the concession begins to phase out linearly to $1,000,000.

Victoria: $43,070

Victoria's standard duty on $800,000 falls in the $130,001–$960,000 bracket: $2,870 plus 6% of the amount exceeding $130,000. The excess is $670,000, so the additional duty is $40,200. Total: $2,870 + $40,200 = $43,070 — the highest of any state at this price point.

Victoria's first-home concession phases out at $750,000, so no relief is available at $800,000 regardless of whether the property is new or existing. A first home buyer pays the full $43,070.

Queensland: $29,025

Queensland duty on $800,000 falls in the $540,001–$1,000,000 bracket: $17,325 plus 4.5% of the amount exceeding $540,000. The excess is $260,000, so the additional duty is $11,700. Total: $17,325 + $11,700 = $29,025.

For a first home buyer purchasing a new home in Queensland, the uncapped exemption applies: duty is $0 regardless of price. For an existing home, the concession phases out at $800,000, so at exactly $800,000 a full-duty scenario may apply depending on the exact valuation.

Western Australia: $32,316

WA duty on $800,000 crosses into the top bracket: $28,453 plus 5.15% of the amount exceeding $725,000. The excess is $75,000, so the additional duty is $3,863. Total: $28,453 + $3,863 = $32,316.

WA's first-home concession phases out at $700,000 in metropolitan areas and $750,000 in regional areas. At $800,000, no concession is available — a first home buyer pays the full $32,316.

South Australia: $37,830

SA duty on $800,000 falls in the top bracket: $21,330 plus 5.5% of the amount exceeding $500,000. The excess is $300,000, so the additional duty is $16,500. Total: $21,330 + $16,500 = $37,830.

For a first home buyer purchasing a new home in SA, the uncapped exemption on new builds applies — duty is $0. For an existing home, no first-home concession is available (SA limits its first-home relief to new homes only). A first home buyer purchasing an existing dwelling at $800,000 pays the full $37,830.

Tasmania: $31,185

Tasmania duty on $800,000 falls in the top bracket: $27,810 plus 4.5% of the amount exceeding $725,000. The excess is $75,000, so the additional duty is $3,375. Total: $27,810 + $3,375 = $31,185.

Tasmania's established-home first-buyer exemption, which previously covered existing homes up to $750,000, expired on 30 June 2026. From 1 July 2026, first home buyers purchasing an established dwelling pay the full standard rate with no concession. At $800,000, a first home buyer pays the full $31,185.

Australian Capital Territory: approximately $27,000

ACT residential conveyance duty uses separate owner-occupier and investor scales, with owner-occupier concessional rates being substantially lower. On a $800,000 property under the owner-occupier scale, the duty is approximately $27,000 (exact figures should be verified with the ACT Revenue Office conveyance duty calculator).

The ACT's Home Buyer Concession Scheme provides a full exemption up to $1,020,000 for eligible first home buyers, and from 1 July 2026 the income test has been removed. A first home buyer purchasing at $800,000 in the ACT pays $0 stamp duty.

Northern Territory: approximately $29,000

NT transfer duty for properties above $525,000 applies tiered rates approximating 4.95% to 5.95% of dutiable value, with a formula-based calculation at lower values. On an $800,000 purchase, the duty is approximately $29,000 (exact calculation requires confirmation per the Stamp Duty Act 1978 and NT TRO rates).

NT's HomeGrown Territory Grant provides $50,000 to first home buyers building or buying a new home with no price cap, replacing the former $10,000 FHOG. This is a grant, not a duty reduction, and does not offset stamp duty at settlement — but the $50,000 cash injection substantially exceeds the stamp duty bill at most price points.

Ranked: Standard Duty on $800,000 (Lowest to Highest)

From lowest to highest standard duty for a non-first-home, non-concessional purchase at $800,000:

ACT — approximately $27,000 (owner-occupier concessional scale)
Queensland — $29,025
Northern Territory — approximately $29,000
New South Wales — $30,187
Tasmania — $31,185
Western Australia — $32,316
South Australia — $37,830
Victoria — $43,070

The spread between the lowest and highest is approximately $16,000 — a sum that represents roughly 2% of the purchase price and could cover the full cost of conveyancing, building and pest inspection, loan application fees, and several months of mortgage repayments. For a borrower operating at the margin of APRA's serviceability buffer, $16,000 is material: at an assessment rate of 9%, it is equivalent to approximately $16,000 in additional deposit, reducing the loan amount by a similar figure and improving the DTI ratio accordingly.

First Home Buyer at $800,000: Concession Landscape

For first home buyers, the $800,000 price point reveals dramatic differences in state policy.

New South Wales — Standard duty: $30,187. First home buyer purchasing a new home: $0 up to $800,000, phased above. Existing home: $0 up to $800,000, phased above.

Victoria — Standard duty: $43,070. First home buyer (new or existing): $43,070. No concession available above $750,000 for any dwelling type.

Queensland — Standard duty: $29,025. First home buyer purchasing a new home: $0 with no price cap. Existing home: at $800,000, the concession is at the phase-out boundary — duty approximates $0–$15,000 depending on exact valuation.

Western Australia — Standard duty: $32,316. First home buyer: $32,316. WA's concession phases out at $700,000 in metropolitan areas and $750,000 in regional areas. At $800,000, no concession applies for any dwelling type.

South Australia — Standard duty: $37,830. First home buyer purchasing a new home: $0 with no price cap. Existing home: $37,830 — SA limits its first-home stamp duty relief to new homes, off-the-plan purchases, and vacant land only.

Tasmania — Standard duty: $31,185. First home buyer: $31,185. The established-home exemption expired 30 June 2026. Only the $10,000 FHOG remains for new homes, which is a cash grant and does not reduce the stamp duty.

Australian Capital Territory — Standard duty: approximately $27,000. First home buyer: $0 under the Home Buyer Concession Scheme (HBCS), which covers dutiable values up to $1,020,000. From 1 July 2026, the income test has been removed.

Northern Territory — Standard duty: approximately $29,000. First home buyer: approximately $29,000. The HomeGrown Territory Grant provides $50,000 for new home purchases with no price cap — this is a cash grant and does not reduce stamp duty at settlement. First home buyers purchasing an existing home receive no grant and no stamp duty concession.

The clearest winners at $800,000 are first home buyers in Queensland (new homes), South Australia (new homes), and the ACT (all first homes), where the duty is $0. The ACT's HBCS, now with no income test, makes the territory the most accessible jurisdiction in the country for a first home buyer at this price point, combining zero duty with below-average standard rates.

The most expensive paths for first home buyers at $800,000 are Victoria ($43,070, no concession available), Western Australia ($32,316, concession ceiling too low), and Tasmania ($31,185, exemption expired).

Foreign Buyer at $800,000: Surcharge Adds Tens of Thousands

Foreign purchasers face a surcharge that is calculated on the full dutiable value and added to the standard duty. At $800,000, the surcharge alone ranges from $0 to $72,000.

NSW (9% surcharge): $30,187 + $72,000 = $102,187
VIC (8% surcharge): $43,070 + $64,000 = $107,070
QLD (8% surcharge): $29,025 + $64,000 = $93,025
WA (7% surcharge): $32,316 + $56,000 = $88,316
SA (7% surcharge): $37,830 + $56,000 = $93,830
TAS (8% surcharge): $31,185 + $64,000 = $95,185
ACT (no surcharge): ~$27,000 + $0 = ~$27,000
NT (no surcharge): ~$29,000 + $0 = ~$29,000

The ACT and NT are the only jurisdictions without a foreign buyer stamp duty surcharge, making the total stamp duty bill for a foreign purchaser roughly $70,000 lower in Canberra or Darwin than in Sydney or Melbourne. The ACT's foreign surcharge is limited to land tax at 0.75% per annum, and NT imposes none at all.

Foreign buyers should also factor in loan-to-value ratio constraints — Australian lenders typically cap foreign-buyer LVRs at 60–70%, meaning a deposit of $240,000–$320,000 on an $800,000 purchase, with the stamp duty bill entirely additional. In Victoria, a foreign buyer at $800,000 needs approximately $350,000 in deposit plus $107,000 in stamp duty, pushing total upfront cash beyond $460,000 before conveyancing. These numbers fundamentally constrain the pool of foreign purchasers for whom Australian residential property pencils out without local income.

How Stamp Duty Differences Reshape Borrowing Power

APRA's serviceability buffer, confirmed at 3% in May 2026, means lenders assess repayment capacity at the product rate plus three percentage points — roughly 9% on a typical loan. The buffer compresses borrowing capacity by approximately 30% relative to what the actual repayment would suggest.

Every dollar spent on stamp duty is a dollar not available for the deposit. That pushes the loan-to-value ratio higher. On an $800,000 purchase, the $16,000 difference in stamp duty between Victoria and Queensland represents roughly 2% of the purchase price. Applied to the deposit instead, it reduces the LVR on an 80% lend from 80% to approximately 78% — a meaningful improvement that may cross lenders mortgage insurance thresholds.

APRA's debt-to-income cap, which limits high-DTI lending (≥6 times income) to 20% of new lending per portfolio from February 2026, means borrowers at the margin face additional scrutiny. A lower stamp duty bill enables a larger deposit, which reduces the loan amount and improves both the LVR and DTI ratios — keeping more borrowers within mainstream lending parameters regardless of which state they purchase in.

For a buyer flexible on location, the stamp duty differential between states can be the deciding factor in whether they pass a lender's serviceability assessment. A $16,000 reduction in upfront costs can be the difference between qualifying for a loan at an 80% LVR or being pushed into the 90% LVR band with lenders mortgage insurance.

Data Sources and As-At Date

All state rates are sourced from the respective state revenue offices: Revenue NSW, SRO Victoria, Queensland Revenue Office, WA Department of Treasury, RevenueSA, SRO Tasmania, ACT Revenue Office, and NT Territory Revenue Office. APRA buffer and DTI figures are sourced from APRA announcements, most recently confirmed in May 2026. Data current as at: July 2026. Confirm with the relevant state revenue office before exchange. Stamp duty is assessed at the transaction date and liability depends on individual circumstances, eligibility, and the nature of the property.

FAQ

Which state has the lowest stamp duty on an $800,000 home? For a standard non-concessional purchase, the ACT has the lowest duty at approximately $27,000 under its owner-occupier scale, followed by Queensland at $29,025 and the NT at approximately $29,000. For a first home buyer, Queensland and the ACT both offer $0 duty on eligible purchases.

Does the first-home concession apply to interstate buyers? Stamp duty concessions are assessed by the state where the property is located, not the buyer's state of residence. An eligible first home buyer can access the concession in any Australian state or territory, regardless of where they currently live or have previously rented, provided they meet that state's eligibility criteria — including that the property will be their principal place of residence.

Can a foreign buyer avoid the surcharge by buying in the ACT or NT? The ACT and NT do not impose a foreign buyer stamp duty surcharge, making the total duty bill substantially lower than in other states. However, foreign buyers must still satisfy FIRB approval requirements and face the same LVR constraints from lenders. The absence of a stamp duty surcharge does not remove FIRB application fees or lender restrictions.

Is off-the-plan treated differently for stamp duty across states? Yes, and the treatment varies significantly. Most states assess off-the-plan purchases at the contract date value rather than the completed value, which can reduce duty — particularly for multi-year construction projects. But specific rules on construction commencement, concessions, and the definition of "substantially renovated" differ by state and should be verified with a conveyancer.

What happens if I buy just above a concession threshold? Stamp duty concessions in most states phase out linearly rather than cutting off abruptly, so buying slightly above a threshold results in a partial concession rather than losing it entirely. The phase-out formulas differ by state: NSW phases from $800,000 to $1,000,000; WA from $500,000 to $700,000 (metro); and QLD from $700,000 to $800,000 for existing homes. Victoria and Tasmania, however, have no phase-out above their respective ceilings — above the threshold, no concession applies at all.

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This article provides general information only and does not constitute financial, legal, or tax advice. Stamp duty rates and policies may change. Confirm your specific liability with the relevant state revenue office or a qualified conveyancer before exchange.