Rates and rules
Every rate we use, and where it comes from
Checked on 2 October 2026 against each state revenue office, land titles office and the ATO. When a government changes something, we update it here and in the calculator.
Stamp duty: general rates
What investors pay. "Per $100" means each $100 or part of $100 above the threshold. The NT uses a formula up to $525,000, then 4.95% of the whole value up to $3m.
New South Wales
Source| $0 to $18,000 | $1.25 per $100 over $0 |
| $18,000 to $38,000 | $225 + $1.50 per $100 over $18,000 |
| $38,000 to $103,000 | $525 + $1.75 per $100 over $38,000 |
| $103,000 to $387,000 | $1,662 + $3.50 per $100 over $103,000 |
| $387,000 to $1,290,000 | $11,602 + $4.50 per $100 over $387,000 |
| $1,290,000 to $3,870,000 | $52,237 + $5.50 per $100 over $1,290,000 |
| Over $3,870,000 | $194,137 + $7.00 per $100 over $3,870,000 |
Revenue NSW, contracts from 1 July 2026. Thresholds rise with CPI each July.
Victoria
Source| $0 to $25,000 | $1.40 per $100 over $0 |
| $25,000 to $130,000 | $350 + $2.40 per $100 over $25,000 |
| $130,000 to $960,000 | $2,870 + $6.00 per $100 over $130,000 |
| $960,000 to $2,000,000 | 5.50% of the whole value |
| Over $2,000,000 | $110,000 + $6.50 per $100 over $2,000,000 |
State Revenue Office Victoria. From $960,000 to $2m, 5.5% applies to the whole price.
Queensland
Source| $0 to $5,000 | $0.00 per $100 over $0 |
| $5,000 to $75,000 | $1.50 per $100 over $5,000 |
| $75,000 to $540,000 | $1,050 + $3.50 per $100 over $75,000 |
| $540,000 to $1,000,000 | $17,325 + $4.50 per $100 over $540,000 |
| Over $1,000,000 | $38,025 + $5.75 per $100 over $1,000,000 |
Queensland Revenue Office general rates, unchanged since 2012.
Western Australia
Source| $0 to $120,000 | $1.90 per $100 over $0 |
| $120,000 to $150,000 | $2,280 + $2.85 per $100 over $120,000 |
| $150,000 to $360,000 | $3,135 + $3.80 per $100 over $150,000 |
| $360,000 to $725,000 | $11,115 + $4.75 per $100 over $360,000 |
| Over $725,000 | $28,453 + $5.15 per $100 over $725,000 |
RevenueWA general rate.
South Australia
Source| $0 to $12,000 | $1.00 per $100 over $0 |
| $12,000 to $30,000 | $120 + $2.00 per $100 over $12,000 |
| $30,000 to $50,000 | $480 + $3.00 per $100 over $30,000 |
| $50,000 to $100,000 | $1,080 + $3.50 per $100 over $50,000 |
| $100,000 to $200,000 | $2,830 + $4.00 per $100 over $100,000 |
| $200,000 to $250,000 | $6,830 + $4.25 per $100 over $200,000 |
| $250,000 to $300,000 | $8,955 + $4.75 per $100 over $250,000 |
| $300,000 to $500,000 | $11,330 + $5.00 per $100 over $300,000 |
| Over $500,000 | $21,330 + $5.50 per $100 over $500,000 |
RevenueSA. One scale for all residential land.
Tasmania
Source| $3,000 to $25,000 | $50 + $1.75 per $100 over $3,000 |
| $25,000 to $75,000 | $435 + $2.25 per $100 over $25,000 |
| $75,000 to $200,000 | $1,560 + $3.50 per $100 over $75,000 |
| $200,000 to $375,000 | $5,935 + $4.00 per $100 over $200,000 |
| $375,000 to $725,000 | $12,935 + $4.25 per $100 over $375,000 |
| Over $725,000 | $27,810 + $4.50 per $100 over $725,000 |
State Revenue Office Tasmania ($50 minimum).
Australian Capital Territory
Source| $0 to $200,000 | $1.20 per $100 over $0 |
| $200,000 to $300,000 | $2,400 + $2.20 per $100 over $200,000 |
| $300,000 to $500,000 | $4,600 + $3.40 per $100 over $300,000 |
| $500,000 to $750,000 | $11,400 + $4.32 per $100 over $500,000 |
| $750,000 to $1,000,000 | $22,200 + $5.90 per $100 over $750,000 |
| $1,000,000 to $1,455,000 | $36,950 + $6.40 per $100 over $1,000,000 |
| Over $1,455,000 | 4.54% of the whole value |
ACT Revenue Office, non owner-occupier rates for 2026-27. Above $1.455m, 4.54% applies to the whole price.
Northern Territory
Source| Up to $525,000 | 0.06571441 V² + 15V (V = value ÷ 1,000) |
| $525,000 to $3m | 4.95% of the whole value |
| $3m to $5m | 5.75% of the whole value |
| $5m and over | 5.95% of the whole value |
First home buyers and foreign buyers
| State | First home buyer duty | Foreign surcharge |
|---|---|---|
| NSW | No duty up to $800,000; reduced up to $1m. Land: none to $350,000, reduced to $450,000. | 9% |
| VIC | No duty up to $600,000; reduced up to $750,000. Owner-occupiers pay lower rates up to $550,000. | 8% |
| QLD | New homes and vacant land: no duty, any price. Established: no duty to $700,000, reduced up to $800,000. | 8% |
| WA | No duty up to $600,000; $16.15 per $100 above that, up to $800,000. Land: none to $450,000. | 7% |
| SA | New homes, off-the-plan and land: no duty, any price. Established homes: no relief. | 7% |
| TAS | The established-home exemption ended for settlements after 30 June 2026. | 8% |
| ACT | No duty at any price under the Home Buyer Concession Scheme (no property in the last 5 years). | None |
| NT | No duty concession. The $50,000 HomeGrown Territory grant applies to new homes instead. | None |
First Home Owner Grants
New homes only, for buyers who'll live in them.
| State | Grant | Price cap |
|---|---|---|
| NSW | $10,000 | $600,000 |
| VIC | $10,000 | $750,000 |
| QLD | $30,000 | $750,000 |
| WA | $10,000 | $800,000 |
| SA | $15,000 | No cap |
| TAS | $20,000 | No cap |
| ACT | None | – |
| NT | $50,000 | No cap |
5% Deposit Scheme price caps
Buy with 5% down and no LMI. No income caps since October 2025.
| State | Capital & regional centres | Rest of state |
|---|---|---|
| NSW | $1,500,000 | $800,000 |
| VIC | $950,000 | $650,000 |
| QLD | $1,000,000 | $700,000 |
| WA | $850,000 | $600,000 |
| SA | $900,000 | $500,000 |
| TAS | $700,000 | $550,000 |
| ACT | $1,000,000 | $1,000,000 |
| NT | $750,000 | $600,000 |
Registration fees and land tax
| State | Transfer fee on $800k | Mortgage fee | Land tax (investment property) |
|---|---|---|---|
| NSW | $182.73 | $182.73 | Nil up to $1,075,000 of land value, then $100 + 1.6% |
| VIC | $1,977.00 | $129.20 | From $50,000 of site value (includes the COVID debt levy) |
| QLD | $3,134.76 | $248.04 | Nil up to $600,000, then $500 + 1% |
| WA | $375.10 | $225.10 | Nil up to $300,000; Perth also pays the 0.14% MRIT |
| SA | $8,228.00 | $204.00 | Nil up to $936,000 of site value, then 0.5% |
| TAS | $256.76 | $167.58 | Nil up to $125,000, then $50 + 0.45% |
| ACT | $496.00 | $184.00 | From the first dollar: $1,778 + a rate on land value |
| NT | $181.00 | $181.00 | No land tax |
Income tax
| Taxable income | 2026-27 | 2027-28 on |
|---|---|---|
| $0 to $18,200 | Nil | Nil |
| $18,201 to $45,000 | 15% | 14% |
| $45,001 to $135,000 | $4,020 + 30% | $3,752 + 30% |
| $135,001 to $190,000 | $31,020 + 37% | $30,752 + 37% |
| Over $190,000 | $51,370 + 45% | $51,102 + 45% |
Plus the 2% Medicare levy, the low income tax offset, and the Medicare levy surcharge without private hospital cover. Source: ATO.
Our starting assumptions
| RBA cash rate | 4.60% |
| Investor loan, principal & interest | 6.55% |
| Investor loan, interest only | 6.75% |
| Owner-occupier loan | 6.45% |
| Price growth (houses / units) | 5.0% / 4.0% |
| Rent growth | 3.5% |
| Inflation (CPI) | 2.5% |
| LMI loading for investors | 10% |
Sources: RBA lending rates, Cotality home value index, SQM Research. Change any of these in your analysis.
The 2026 tax reform
The Treasury Laws Amendment (Tax Reform No. 1) Act 2026 became law on 26 June 2026. For established homes bought after 7:30pm on 12 May 2026, rental losses can only offset other income until 30 June 2027. After that they're quarantined and carried forward. From 1 July 2027, capital gains are split at that date: the earlier growth keeps the 50% discount, and later growth is taxed in full on a CPI-indexed cost with a 30% minimum tax. New homes keep negative gearing and can choose the old discount.