How Much Stamp Duty on an $800,000 House in Australia? (2026)
Buying at $800,000? Stamp duty (transfer duty) is often the biggest upfront cost after the deposit — and it varies wildly by state. This guide shows indicative 2026 duty on an $800k purchase for general buyers vs first home buyers, then links to free calculators for your exact figure.
Instant answer: free stamp duty calculator Australia.
$800,000 stamp duty by state (2026)
| State | Investor | Home you live in | First home (established)* | Note |
|---|---|---|---|---|
| NSW | $30,187 | $30,187 | $0 | First home: no duty up to $800,000, reduced duty below $1,000,000 |
| Victoria | $43,070 | $43,070 | $43,070 | First home: no duty up to $600,000, concession ends at $750,000 |
| Queensland | $29,025 | $21,850 | $21,850 | First home concession on established homes ends at $800,000; new homes pay no duty at any price |
| Western Australia | $32,315.50 | $32,315.50 | $32,300 | First home: no duty up to $600,000, $16.15 per $100 above that up to $800,000 |
| South Australia | $37,830 | $37,830 | $37,830 | First home: no duty on new homes or vacant land; established homes pay full duty |
| ACT | $25,150 | $22,158 | $0 | Home Buyer Concession Scheme: no duty from 1 July 2026 if you have not owned property in 5 years |
*First home buyer figures are for an established home and assume you meet your state's eligibility rules. Rates were checked against each state revenue office; the sources are listed on each state's calculator page.
Why $800k is a pivotal price point
In NSW, $800,000 is exactly the top of the first home buyer exemption, so an eligible first home buyer pays $0 instead of $30,187. In Queensland, $800,000 is where the first home concession on established homes runs out, so the first home buyer pays the same $21,850 as any owner occupier, while a new home would attract no duty at all. In Victoria the first home concession stops at $750,000, so an $800,000 first home pays the full $43,070.
Other purchase costs to budget
- Deposit (often 5–20%) plus Lenders Mortgage Insurance if under 20%
- Conveyancing / solicitor fees
- Building and pest inspections
- Mortgage setup fees — model repayments with our mortgage calculator