AU Investment Property Stamp Duty Calculator
Calculate stamp duty for Australian investment properties across all states and territories. Includes the foreign investor surcharge, investor vs first home buyer comparison, off-the-plan treatment, and the tax cost base implications. No FHB concessions apply to investors. AUD.
Foreign investors pay an additional surcharge on top of standard stamp duty. The surcharge is applied to the full purchase price and varies by state.
| State | Standard Duty (A$750,000) | Foreign Surcharge Rate | Surcharge Amount | Total (Foreign Investor) |
|---|---|---|---|---|
| Queensland | A$18,975 | +7% | — | A$18,975 |
| Western Australia | A$20,756 | +7% | — | A$20,756 |
| New South Wales | A$23,508 | +8% | — | A$23,508 |
| Tasmania | A$26,685 | No surcharge | — | A$26,685 |
| ACT | A$30,580 | +0.75% | — | A$30,580 |
| Victoria | A$33,870 | +8% | — | A$33,870 |
| South Australia | A$35,080 | +7% | — | A$35,080 |
| Northern Territory | A$48,214 | No surcharge | — | A$48,214 |
Stamp duty is typically the largest upfront transaction cost for property investors — often exceeding LMI, legal fees, and inspection costs combined. Modelling it against rental yield and capital growth helps assess viability.
| State | Duty | % of Price | Recovery from 4.2% Yield |
|---|---|---|---|
| Queensland | A$18,975 | 2.53% | 0.6 years |
| Western Australia | A$20,756 | 2.77% | 0.7 years |
| New South Wales | A$23,508 | 3.13% | 0.7 years |
| Tasmania | A$26,685 | 3.56% | 0.8 years |
| ACT | A$30,580 | 4.08% | 1.0 years |
| Victoria | A$33,870 | 4.52% | 1.1 years |
| South Australia | A$35,080 | 4.68% | 1.1 years |
| Northern Territory | A$48,214 | 6.43% | 1.5 years |
Stamp Duty for Investment Properties in Australia
Investors pay the full standard stamp duty (transfer duty) rate when purchasing an investment property in Australia. Unlike owner-occupier first home buyers who may qualify for significant concessions or exemptions, investors are not eligible for first home buyer stamp duty relief in any Australian state or territory. This makes stamp duty the single largest upfront transaction cost for most investment purchases, typically representing 3–6% of the purchase price.
For foreign investors, an additional surcharge is levied on top of standard duty. NSW and VIC apply an 8% surcharge, QLD, SA, and WA apply 7%, and ACT applies 0.75% on apartments. This surcharge applies to the full purchase price (not just the excess), meaning a foreign investor purchasing a $750,000 property in NSW pays $60,000 in foreign surcharge alone, plus standard duty on top.
Off-the-plan (OTP) purchases can provide stamp duty advantages for investors in some states (notably Victoria), where duty may be calculated on the land value plus construction completed at the contract date rather than the full finished value.
How to Use This Calculator
- Select your State / Territory — stamp duty rates vary significantly by state.
- Enter the Purchase Price of the investment property.
- Check Foreign Investor if you are a foreign person (non-Australian citizen or non-permanent resident) — this adds the state foreign surcharge.
- Check Off-the-Plan if purchasing before completion — relevant for the VIC OTP concession calculation.
- Use the Advanced tier to compare foreign investor surcharges across states or see how investors compare to owner-occupiers.
- Use the Pro tier to understand stamp duty in the context of investment strategy, tax treatment, and trust structures.
Foreign Investor Surcharge Rates (2024–2025)
| State | Foreign Surcharge | Applied To |
|---|---|---|
| New South Wales (NSW) | 8% | Full purchase price |
| Victoria (VIC) | 8% | Full purchase price |
| Queensland (QLD) | 7% | Full purchase price |
| South Australia (SA) | 7% | Full purchase price |
| Western Australia (WA) | 7% | Full purchase price |
| ACT | 0.75% | Apartments only |
| Tasmania | None | — |
| Northern Territory | None | — |
Worked Example
Michael, a Singapore permanent resident, buying an investment apartment in NSW for $900,000
| Purchase Price | $900,000 |
| Standard NSW Stamp Duty | $35,107 |
| Foreign Investor Surcharge (8%) | $72,000 |
| Total Stamp Duty | $107,107 |
| Duty as % of purchase price | 11.9% |
| Additional foreign surcharge vs domestic investor | $72,000 |
| Annual rent at 4% yield | $36,000 |
| Years to recover stamp duty from gross rent | 2.97 years |
Note: FIRB (Foreign Investment Review Board) approval is also required for foreign investors purchasing residential property in Australia, typically involving an application fee of $14,100 for properties under $1M.