Stamp duty (transfer duty) is a one-off state government tax payable when purchasing a property. For investment property buyers, stamp duty is typically higher than for owner-occupiers — investors do not qualify for first home buyer concessions — and represents a significant upfront cost that affects the effective yield and payback period of a property investment.
How Stamp Duty Works for Investors
Stamp duty is calculated on the purchase price (or market value, if higher) of the property. Rates are tiered and vary by state. Investment property buyers:
- Do not qualify for first home buyer (FHB) concessions or stamp duty exemptions
- Pay full standard stamp duty rates
- May pay additional foreign purchaser surcharges if applicable
- Cannot deduct stamp duty as an immediate tax deduction (it forms part of the cost base for CGT)
Stamp Duty Rates by State — Investor Rates (2026 Approximate)
Stamp duty is a state/territory tax and rates are updated periodically. Always verify current rates with your state revenue office before transacting.
New South Wales
| Property value | Duty |
|---|---|
| $0–$16,000 | $1.25 per $100 |
| $16,001–$35,000 | $200 + $1.50 per $100 over $16,000 |
| $35,001–$93,000 | $485 + $1.75 per $100 over $35,000 |
| $93,001–$351,000 | $1,500 + $3.50 per $100 over $93,000 |
| $351,001–$1,168,000 | $10,530 + $4.50 per $100 over $351,000 |
| >$1,168,001 | $47,295 + $5.50 per $100 over $1,168,000 |
Example — $700,000 investment property NSW: ~$26,955
Victoria
| Property value | Duty |
|---|---|
| $0–$25,000 | 1.4% |
| $25,001–$130,000 | $350 + 2.4% over $25,000 |
| $130,001–$960,000 | $2,870 + 6% over $130,000 |
| >$960,000 | 5.5% of total value (premium rate) |
Example — $700,000 investment property VIC: ~$37,070
Queensland
| Property value | Duty |
|---|---|
| $0–$5,000 | Nil |
| $5,001–$75,000 | $1.50 per $100 over $5,000 |
| $75,001–$540,000 | $1,050 + $3.50 per $100 over $75,000 |
| $540,001–$1,000,000 | $17,325 + $4.50 per $100 over $540,000 |
| >$1,000,001 | $38,025 + $5.75 per $100 over $1,000,000 |
Example — $700,000 investment property QLD: ~$24,525
Western Australia
| Property value | Duty |
|---|---|
| $0–$120,000 | 1.9% |
| $120,001–$150,000 | $2,280 + 2.85% over $120,000 |
| $150,001–$360,000 | $3,135 + 3.8% over $150,000 |
| $360,001–$725,000 | $11,115 + 4.75% over $360,000 |
| >$725,001 | $28,453 + 5.15% over $725,000 |
Example — $700,000 investment property WA: ~$26,240
South Australia
Stamp duty rates are tiered similarly, typically in the range of 4–5% for properties in the $400,000–$800,000 range.
Stamp Duty Impact on Investment Returns
Stamp duty must be paid upfront and is a direct cost of acquisition. For an investor purchasing a $700,000 property in Victoria ($37,070 stamp duty):
- The property must grow in value by ~5.3% just to break even on stamp duty alone
- At a capital growth rate of 5% per annum, it takes over one year of growth to cover stamp duty
This is why property is a long-term investment — transaction costs must be amortised over many years of capital growth and rental income.
Stamp Duty and Tax
Stamp duty:
- Is not immediately deductible as an expense
- Forms part of the cost base of the property for CGT purposes — it increases your cost base, reducing your eventual capital gain
Foreign Purchaser Surcharges
Most states apply an additional stamp duty surcharge of 7–8% for foreign persons purchasing residential property in Australia. This applies to non-residents and temporary visa holders. Australian citizens and permanent residents are not subject to the surcharge regardless of where they live.
Related Articles
- Land Tax Australia
- Investment Property Tax Deductions Australia
- Borrowing Capacity for Investment Property
- How to Invest in Property Australia
- Property Investing hub
Frequently Asked Questions
Do investors get stamp duty concessions in Australia? Generally no. Most state stamp duty concessions are for owner-occupier first home buyers. Investors pay full stamp duty rates. Some states have offered temporary concessions during specific periods — check with your state revenue office for current concessions.
Is stamp duty the same as transfer duty? Yes — the terms are interchangeable. Victoria officially calls it “land transfer duty,” NSW calls it “transfer duty,” and other states use “stamp duty.” They all refer to the same state government transaction tax.
Can stamp duty be added to my investment loan? Some lenders allow stamp duty to be capitalised into the loan (borrowed as part of the mortgage). This reduces the upfront cash required but increases total borrowing and interest costs.
This article provides general financial information only. Stamp duty rates and rules are subject to change. Verify current rates with your state revenue office before transacting. For advice tailored to your situation, speak with a licensed financial adviser through the ASIC financial advisers register or MoneySmart.