Guides · Stamp duty · Updated 2026-07-13
Stamp duty by state: what investors pay in 2026
The same property price can attract very different transfer duty depending on the state — a spread worth tens of thousands of dollars on an identical budget. This comparison is computed by Plintha’s duty engine at FY2025–26 general (investor) rates, verified against each revenue office.
Investor duty, state by state
| State | $600,000 | $850,000 | $1,200,000 | Foreign surcharge |
|---|---|---|---|---|
| NSW | $21,187 | $32,437 | $48,187 | +9% of value |
| VIC | $31,070 | $46,070 | $66,000 | +8% of value |
| QLD | $20,025 | $31,275 | $49,525 | +8% of value |
| WA | $22,515 | $34,891 | $52,916 | +7% of value |
| SA | $26,830 | $40,580 | $59,830 | +7% of value |
| TAS | $22,498 | $33,435 | $49,185 | +8% of value |
| NT | $29,700 | $42,075 | $59,400 | None |
| ACT | $15,720 | $28,100 | $49,750 | None |
Reading the spread
Duty differences compound with the rest of a deal’s economics — a cheaper-duty state doesn’t automatically make a better investment, but on tight cashflow the upfront difference changes your loan size, your LMI position and your break-even timeline.
Every Plintha analysis prices the exact duty for the property’s own state — the figures above are indicative ladder points, not substitutes for running the actual deal.
Common questions
Which state has the lowest stamp duty for investors?+
It varies by price band — compare the row for your budget in the table above. Duty is only one holding-cost difference between states; land tax schedules differ too.
Run the numbers on a real property.
Paste any listing and Plintha computes the exact duty, the after-tax cashflow under the 2026–27 rules, and a verdict — free, no card, no sign-up.
Analyse a property — freeThis guide is general information, not financial, tax, credit or legal advice — it doesn't consider your objectives, financial situation or needs. Figures are computed at the rates current as of the date shown and can change. Confirm decisions with licensed professionals.