Stamp duty on an $800,000 home varies by more than $30,000 depending on which Australian state or territory the property is in. For a standard non-first-home buyer, duty ranges from approximately $21,000 in Tasmania to roughly $43,000 in Victoria. For a first home buyer the range is even wider — from zero in the ACT, Queensland (new homes), and NSW to the full standard rate in jurisdictions where the exemption cap is below $800,000. Foreign buyers face surcharges from zero (ACT and NT) to 9% (NSW), which can add $72,000 to the stamp duty bill on the same $800,000 home. This article compares stamp duty across all eight states and territories for the 2026-27 financial year using an $800,000 purchase price as the reference point, and summarises the key concessions available to first home buyers and the surcharges applied to foreign buyers. All figures are sourced from the respective state and territory revenue offices and are current as at July 2026.
Stamp Duty on an $800,000 Home by State — Standard Non-First-Home Buyer
Using an $800,000 purchase price as a benchmark, the standard transfer duty payable by a buyer who does not qualify for any first home concessions is as follows across each jurisdiction.
In New South Wales the standard duty is approximately $31,040. NSW duty thresholds are CPI-indexed each July and the 2026-27 scale produces this figure for the mid-to-upper price bracket that covers most Sydney homes. The NSW premium rate of 7% applies only to properties above $3,870,000.
In Victoria the duty on $800,000 is approximately $43,070 — the highest among all states for this price point. Victoria’s 6% marginal rate on the $130,001 to $960,000 bracket drives a steeper duty curve than most other jurisdictions, though the PPR concessional scale can reduce this for lower-value owner-occupied purchases.
In Queensland $800,000 attracts approximately $29,025 in standard duty. Queensland’s rate structure is notably more favourable than Victoria’s in the $500,000 to $1,000,000 range, and the unlimited new-home first home buyer exemption (discussed below) further widens the advantage for eligible buyers.
In Western Australia standard duty on $800,000 is approximately $32,313. WA’s rates are broadly comparable to NSW at this price point, though its first home buyer exemption thresholds differ materially.
In South Australia $800,000 incurs approximately $38,830 in conveyance duty. SA’s 5.5% top marginal rate applies above $500,000, which pushes the duty higher than NSW and QLD at the $800,000 level.
In Tasmania $800,000 attracts approximately $24,247.50 in transfer duty. Tasmania’s lower effective rates across all brackets make it the lowest-duty state for standard buyers at this price point, a reflection of the state’s policy of keeping transaction costs competitive.
In the ACT the owner-occupier concessional scale produces duty of approximately $22,500 on an $800,000 home. Investors and non-occupying buyers pay a higher amount under the investor scale. The ACT’s two-scale system means the duty can vary by $5,000 to $10,000 depending on the buyer’s declared occupancy intention.
In the Northern Territory $800,000 falls into the tiered rate bracket above $525,000, producing duty of approximately $38,500. However NT duty is calculated by formula for properties below $525,000, making the NT competitive for lower-value purchases.
First Home Buyer Stamp Duty: What Changes Across States
First home buyer stamp duty treatment transforms the picture significantly. Using the same $800,000 reference price, here is what a first home buyer pays in each state.
In NSW first home buyers receive a full stamp duty exemption on properties valued at $800,000 or below under the First Home Buyers Assistance Scheme, and a phasing concession for values between $800,001 and $1,000,000. At $800,000 exactly the duty is zero — a saving of $31,040 compared to the standard rate.
In Victoria the first home buyer exemption covers properties up to $600,000 with a phasing concession to $750,000. At $800,000 a Victorian first home buyer receives no concession at all and pays the full $43,070.
In Queensland a first home buyer purchasing a new home receives a zero-duty exemption with no price cap — the most generous treatment in the country for new homes. At $800,000 the duty is zero for a new home. For an established home the concession provides a full exemption to $700,000 with a phasing range to $800,000; at $800,000 an established home receives a partial concession but not full exemption.
In Western Australia first home buyers receive a full exemption on homes valued at $500,000 or below, with a phasing concession to $700,000 in the metropolitan area or $750,000 in regional WA. At $800,000 there is no concession and the buyer pays the standard $32,313.
In South Australia first home buyers purchasing a new home, off-the-plan property, or vacant land to build on receive a full duty exemption with no price cap — but this does not apply to established homes. At $800,000 a new home attracts zero duty while an established home incurs the full $38,830.
In Tasmania the temporary established home exemption lapsed on 30 June 2026. For settlements from 1 July 2026 first home buyers purchasing an established home at $800,000 pay the full $24,247.50. New home purchases may be supported by the FHOG but the stamp duty itself is not exempt.
In the ACT the Home Buyer Concession Scheme provides a full exemption on properties up to $1,020,000 — and from 1 July 2026 the income test has been removed. At $800,000 an ACT first home buyer pays zero conveyance duty regardless of income.
In the NT there is no specific first home buyer stamp duty exemption. The buyer pays the standard formula or tiered duty. However the HomeGrown Territory Grant of $50,000 for first home buyers purchasing a new home more than covers the transfer duty at this price point, leaving a substantial net benefit.
Foreign Buyer Surcharges: 0% to 9%
Foreign buyers face a surcharge on top of the standard duty in six of the eight jurisdictions. The surcharge rates for 2026-27 are: NSW 9%, Victoria 8%, Queensland 8%, Western Australia 7%, South Australia 7%, Tasmania 8%, ACT 0%, and NT 0%. On an $800,000 purchase the surcharge alone ranges from $0 in the ACT and NT to $72,000 in NSW.
Foreign buyers are generally ineligible for first home buyer concessions in all states. In the ACT and NT, foreign buyers pay the standard duty with no surcharge — but in the ACT they must use the investor scale and in the NT they are ineligible for the HomeGrown and FreshStart grants.
FHOG Comparison
The First Home Owner Grant varies widely: NSW $10,000 (new homes up to $600,000), Victoria $10,000 (new homes up to $750,000), Queensland $30,000 (new homes under $750,000), Western Australia $10,000, South Australia up to $15,000, Tasmania $10,000 (new homes), ACT $0 (abolished 2019), and NT $50,000 via the HomeGrown Territory Grant (new homes, no price cap). The NT’s $50,000 grant is the largest in Australia, while the ACT offers no cash grant at all, relying instead on its generous stamp duty concession.
FAQ
Q: Which state has the lowest stamp duty for a standard buyer at $800,000? A: Tasmania has the lowest standard duty at approximately $24,247.50, followed by the ACT (owner-occupier concessional scale) at approximately $22,500. Victoria has the highest at approximately $43,070.
Q: Can a first home buyer at $800,000 pay zero duty in more than one state? A: Yes. NSW (up to $800,000), Queensland (new homes, no cap), South Australia (new homes only, no cap), and the ACT (up to $1,020,000) all offer zero duty for eligible first home buyers at the $800,000 level under specific conditions. The exact eligibility criteria — new vs established, income tests, residence requirements — differ between jurisdictions.
Q: Does the foreign buyer surcharge apply to stamp duty only, or to land tax as well? A: The surcharge applies to upfront stamp duty in NSW, Victoria, Queensland, WA, SA, and Tasmania. Additionally, most of these states also impose an annual land tax surcharge on foreign owners of residential land, ranging from 0.75% in the ACT to 4% in Victoria. These are separate charges with separate assessment processes.
Q: Can I use the FHOG and the stamp duty exemption together? A: In most states, yes. The FHOG and the first home buyer stamp duty exemption or concession are separate schemes and can be claimed simultaneously if the buyer meets the eligibility criteria for both. Queensland and the NT are particularly generous in this regard, with the $30,000 and $50,000 grants stacking on top of stamp duty concessions.
Q: Where can I calculate my exact stamp duty for a specific property? A: Each state and territory revenue office provides an online stamp duty calculator. These calculators take into account the property value, the buyer’s status as a first home buyer or foreign buyer, and the property type. Consult your state’s revenue office website or ask your conveyancer to provide a duty estimate as part of the pre-purchase due diligence.
Sources
- Revenue NSW, Transfer Duty Rates, revenue.nsw.gov.au (2026-27)
- State Revenue Office Victoria, Land Transfer Duty, sro.vic.gov.au (current as at July 2026)
- Queensland Revenue Office, Transfer Duty Rates, qro.qld.gov.au (2026-27)
- Western Australia Department of Treasury, Transfer Duty, wa.gov.au (current as at July 2026)
- RevenueSA, Conveyance Duty, revenuesa.sa.gov.au (2026-27)
- State Revenue Office of Tasmania, Property Transfer Duty, sro.tas.gov.au (current as at July 2026)
- ACT Revenue Office, Conveyance Duty, revenue.act.gov.au (2026-27)
- Northern Territory Territory Revenue Office, Transfer Duty, territoryrevenue.nt.gov.au (current as at July 2026)
This article provides general information only and does not constitute financial, legal, or tax advice. Stamp duty rates and concessions vary by individual circumstances and are subject to legislative change. Consult the relevant state revenue office or a qualified conveyancer before making a purchase decision.