Stamp Duty for Investment Properties by State
Investment properties pay the standard stamp duty rates - they do not qualify for first home buyer exemptions or concessions. Here are the current rates for each state and territory as of 2026.
New South Wales (NSW)
| Property Value | Rate |
|---|---|
| $0 - $16,000 | 1.25% |
| $16,001 - $35,000 | $200 + 1.5% of excess |
| $35,001 - $93,000 | $485 + 1.75% of excess |
| $93,001 - $351,000 | $1,500 + 3.5% of excess |
| $351,001 - $1,168,000 | $10,530 + 4.5% of excess |
| $1,168,001+ | $47,310 + 5.5% of excess |
Properties over $3.5M attract an additional 8% premium surcharge on the amount above $3.5M.
Victoria (VIC)
| Property Value | Rate |
|---|---|
| Up to $25,000 | 1.4% |
| $25,001 - $130,000 | $350 + 2.4% of excess |
| $130,001 - $440,000 | $2,870 + 5% of excess |
| $440,001 - $550,000 | $18,370 + 6% of excess |
| $550,001 - $960,000 | $24,970 + 5.5% of excess |
| $960,001+ | $47,520 + 6.5% of excess |
Queensland (QLD)
| Property Value | Rate |
|---|---|
| Up to $5,000 | 1.5% |
| $5,001 - $75,000 | $75 + 2.5% of excess |
| $75,001 - $540,000 | $1,825 + 3% of excess |
| $540,001 - $1,000,000 | $15,775 + 3.5% of excess |
| $1,000,001+ | $31,875 + 4.5% of excess |
South Australia (SA)
| Property Value | Rate |
|---|---|
| Up to $12,000 | 1% |
| $12,001 - $30,000 | $120 + 2% of excess |
| $30,001 - $50,000 | $480 + 3% of excess |
| $50,001 - $100,000 | $1,080 + 3.5% of excess |
| $100,001 - $200,000 | $2,830 + 4% of excess |
| $200,001 - $250,000 | $6,830 + 4.25% of excess |
| $250,001 - $300,000 | $8,955 + 4.75% of excess |
| $300,001 - $500,000 | $11,330 + 5% of excess |
| $500,001+ | $21,330 + 5.5% of excess |
Western Australia (WA)
| Property Value | Rate |
|---|---|
| Up to $120,000 | 1.9% |
| $120,001 - $150,000 | $2,280 + 2.85% of excess |
| $150,001 - $360,000 | $3,135 + 3.8% of excess |
| $360,001 - $725,000 | $11,115 + 4.75% of excess |
| $725,001+ | $28,453 + 5.15% of excess |
Tasmania (TAS)
| Property Value | Rate |
|---|---|
| $0 - $3,000 | 1.75% |
| $3,001 - $25,000 | $50 + 2.25% of excess |
| $25,001 - $75,000 | $545 + 3.5% of excess |
| $75,001 - $200,000 | $2,295 + 4% of excess |
| $200,001 - $375,000 | $7,295 + 4.25% of excess |
| $375,001 - $725,000 | $14,732 + 4.5% of excess |
| $725,001+ | $30,482 + 5% of excess |
Northern Territory (NT)
The NT uses a formula-based calculation rather than fixed brackets. For properties up to approximately $525,000, the duty is calculated as:
D = (0.06571441 x V2 + 15 x V) / 1000
Where V is the property value in thousands. For properties over $525,000, a flat rate of approximately 5.45% applies.
Australian Capital Territory (ACT)
The ACT uses marginal rates that increase with property value:
| Property Value | Marginal Rate |
|---|---|
| Up to $260,000 | 0.6% |
| $260,001 - $300,000 | 2.27% |
| $300,001 - $500,000 | 3.34% |
| $500,001 - $750,000 | 4.1% |
| $750,001 - $1,000,000 | 4.65% |
| $1,000,001 - $1,455,000 | 5.01% |
| $1,455,001+ | 5.01% |
Foreign Buyer Surcharges
Foreign buyers and temporary residents pay additional stamp duty surcharges in most states:
- NSW: 8% surcharge
- VIC: 8% surcharge
- QLD: 7% surcharge
- SA: 7% surcharge
- WA: 7% surcharge
- TAS: 8% surcharge
- ACT: Various surcharges apply
This calculator covers standard domestic investor rates only.