Quick answer: on a $700,000 home you’ll live in, stamp duty ranges from about $17,048 in the ACT and $17,350 in Queensland (home concession) to $37,070 in Victoria. An eligible first home buyer pays $0 at this price in NSW, Queensland and the ACT, and less in Victoria and WA. In South Australia first home buyers pay $0 only on new homes, and Tasmania and the NT have no relief on established homes.
Stamp duty (transfer duty) is usually the biggest cost of buying after the deposit, and every state sets its own rates, thresholds and first home buyer concessions. Here is how they compare in 2026, with links to our detailed calculator guide for each state.
Stamp duty on a $700,000 home, by state
| State | Standard | Eligible first home buyer | First home buyer rule |
|---|---|---|---|
| NSW | $25,687 | $0 | $0 up to $800,000 |
| VIC | $37,070 | $24,713 | $0 up to $600,000, reduced to $750,000 |
| QLD | $17,350 | $0 | Home concession rate; first home buyers $0 on established homes to $700,000 and new homes at any price (citizens and PRs) |
| WA | $27,265 | $16,150 | $0 up to $600,000, reduced to $800,000 |
| SA | $32,330 | $32,330 | $0 on new homes at any price; no relief on established |
| ACT | $17,048 | $0 | $0 at any price under the Home Buyer Concession Scheme (if eligible) |
| TAS | $26,748 | $26,748 | Established-home exemption ended 30 June 2026 |
| NT | $34,650 | $34,650 | No relief on established; house-and-land packages exempt to 30 June 2027 |
Worked out on each state’s rates as at October 2026 for an established home you’ll live in. Queensland uses the home concession rate (general rate $24,525). Use our buying costs calculator for your own price.
First home owner grants by state
| State | Grant | Main conditions |
|---|---|---|
| NSW | $10,000 | New homes to $600,000 (land and build to $750,000) |
| VIC | $10,000 | New homes to $750,000 |
| QLD | $30,000 | New homes under $750,000 |
| WA | $10,000 | New homes to $800,000 south of the 26th parallel ($1m north) |
| SA | Up to $15,000 | New homes, no price cap |
| TAS | $20,000 | New homes, transactions to 30 June 2027 |
| ACT | No grant | $0 stamp duty under the Home Buyer Concession Scheme instead |
| NT | $50,000 | HomeGrown Territory Grant, new homes, contracts to 30 September 2027 |
Grants are for new homes only (except where noted) and can usually be combined with stamp duty concessions and the 5% Deposit Scheme. See how much to save for a first home in each state.
What changes the duty you pay
- Living in it or investing. Queensland’s home concession and the ACT’s owner-occupier rates only apply if you’ll live in the home.
- New or established. Several states give first home buyers much bigger savings on new homes: South Australia exempts new homes at any price, Queensland exempts new homes for first home buyers, and the NT exempts house-and-land packages.
- Off-the-plan concessions. Victoria’s off-the-plan concession runs to 21 April 2027 and WA’s (up to $50,000) to 30 June 2028. See the rule changes tracker for every deadline.
- Foreign buyers pay an extra surcharge in every state, and since April 2025 foreign persons generally can’t buy established homes. See the foreign buyer ban.
Stamp duty and buying cost guides
Stamp duty by state: common questions
Which state has the highest stamp duty?
Of the examples on this page, Victoria is highest: about $37,070 on a $700,000 home, followed by the NT at $34,650 and South Australia at $32,330. The ACT ($17,048) and Queensland with the home concession ($17,350) are lowest for owner-occupiers.
Do first home buyers pay stamp duty?
In most states, not below a price limit. At $700,000 an eligible first home buyer pays $0 in NSW, Queensland and the ACT, and reduced duty in Victoria and WA. In South Australia first home buyers pay $0 only on new homes, and in Tasmania and the NT there is no relief on established homes.
How much is stamp duty on a $700,000 home in NSW?
About $25,687 for 2026–27. An eligible first home buyer pays $0, because NSW exempts first home buyers up to $800,000.
Is stamp duty different for investors?
In most states owner-occupiers and investors pay the same transfer duty, but Queensland’s home concession and the ACT’s owner-occupier rates are only for people who will live in the home. Foreign buyers pay an extra surcharge in every state.
Can I add stamp duty to my home loan?
Usually it is paid from your savings. Borrowing it means a bigger loan and a higher loan-to-value ratio, which can add lenders mortgage insurance. Some first home buyer schemes and family guarantees can help cover the gap.
Your exact figure
Duty depends on the price, the state, whether you’ll live in it and which concessions you qualify for. We work out your full upfront costs, including duty, grants and lender fees, in a free 15-minute chat. This is general information, not advice for your situation.