Stamp Duty by Property Price Australia 2026: $600k, $800k and $1m Buyer Guide

Why property price changes stamp duty so quickly

Stamp duty is not a flat national charge. Each state and territory uses its own transfer duty scale, concessions and surcharges, which means the same $800,000 purchase can produce very different upfront costs depending on where the property is located.

The practical problem for buyers is timing. You usually need a duty estimate before pre-approval, before making an offer and again before signing a contract. If you only model the deposit and forget transfer duty, your cash-to-complete estimate can be short by tens of thousands of dollars.

Use this guide as a planning framework, then run the exact state and buyer type through the Stamp Duty Calculator.

The three price bands buyers should model first

$600,000 purchase

A $600,000 purchase often sits near first-home buyer concession thresholds in several states. That makes buyer status critical.

For a first home buyer, the duty question is not just "what is the standard duty?" It is:

• Is the property new, established or vacant land?
• Does the buyer meet residency and occupancy rules?
• Is the price below a full exemption threshold or only eligible for a partial concession?
• Is there a foreign buyer surcharge or additional purchaser surcharge?

For an investor, the same $600,000 purchase is usually assessed under the general transfer duty schedule, with no first-home concession. That is why two buyers can inspect the same property and need very different settlement cash.

$800,000 purchase

At $800,000, many first-home buyer concessions start to taper or disappear. This is the price band where buyers most often underestimate cash required.

The deposit may look achievable, especially with 10% plus LMI, but transfer duty can still be a major upfront cost. If the buyer is close to lender minimum cash requirements, duty can become the item that decides whether the deal is fundable.

For this price band, model three scenarios:

1. First home buyer owner-occupier.
2. Non-first-home owner-occupier.
3. Investor.

Then add legal fees, inspection costs, registration fees, lender fees and moving costs in the Property Purchase Cost Calculator.

$1,000,000 purchase

A $1m purchase is where state differences become much more visible. Some states have premium tiers, some have different concession cliffs, and foreign purchaser surcharges can add a large extra layer.

At this price, small changes in contract price can matter. A $980,000 property and a $1,020,000 property may sit in different lending, concession or duty planning conversations even if the weekly repayment difference looks manageable.

Before signing, model:

• Standard duty by state.
• Any first-home concession or principal-place-of-residence concession.
• Foreign purchaser surcharge if relevant.
• LMI if the deposit is below 20%.
• Total cash needed at settlement.

State-by-state planning notes

NSW

NSW transfer duty is commonly relevant for both owner-occupiers and investors, and first-home buyer support can change the result materially. Sydney buyers should also model lender mortgage insurance because high prices often force lower deposits.

Use the NSW Stamp Duty Calculator, then compare repayments with the Mortgage Repayment Calculator.

Victoria

Victoria has several buyer-specific rules, including first-home buyer concessions and, for eligible contracts, off-the-plan concession rules. Investors should also remember that Victoria has a separate land tax profile after purchase.

Use the VIC Stamp Duty Calculator, then check annual holding cost in the VIC Land Tax Calculator.

Queensland

Queensland buyer status and occupancy matter. A first home buyer, home buyer and investor can face different duty outcomes on similar prices.

Use the QLD Stamp Duty Calculator, then model borrowing capacity with the Borrowing Power Calculator.

Western Australia and South Australia

WA and SA can look more affordable than eastern capitals on purchase price, but duty still needs to be included in settlement cash. Investors should also compare rental yield and holding costs, not only entry price.

Use the state calculator from the Stamp Duty Calculator, then compare net yield in the Rental Yield Calculator.

The cash-to-complete formula

For most buyers, the practical estimate is:

Deposit + stamp duty + government fees + legal/conveyancing + inspections + lender fees + moving buffer

If LMI is paid upfront, add it to the cash estimate. If LMI is capitalised, add the repayment impact instead.

This is why the order matters:

1. Estimate duty.
2. Estimate LMI.
3. Estimate total purchase costs.
4. Check borrowing power.
5. Check repayments.

Common mistakes

Mistake 1: comparing states by purchase price only

A cheaper property in one state can still have a different tax and holding-cost profile. Compare total acquisition cost and annual holding cost, not just headline price.

Mistake 2: assuming first-home concessions apply automatically

Concessions usually depend on eligibility, occupancy, property type and price thresholds. A small change in buyer status can change the result.

Mistake 3: forgetting surcharges

Foreign purchaser surcharges and absentee or foreign owner rules can change both upfront and annual costs. Always check surcharge exposure before signing.

Mistake 4: using duty without lender cash rules

Lenders care about verified funds to complete. Even if a calculator estimate looks affordable, the bank may require evidence of deposit, duty, fees and buffer.

Best next step

Run the same price through your target state calculator, then combine it with LMI and settlement costs:

• Stamp Duty Calculator
• LMI Calculator
• Property Purchase Cost Calculator

General information only. State duty rules can change with budgets and legislation, so confirm the result with your conveyancer before signing a contract.