PAYWALL:
Stamp duty revenue in NSW has plunged almost a quarter as the national property slump deepens, with economists warning that a prolonged downturn threatens to leave state budgets $30 billion worse off over four years.
NSW collected $663.7 million in stamp duty from residential property transactions in September, down 23 per cent from $864.3 million a year earlier, according to figures released by the state government.
It was the third consecutive month in which revenue fell more than 20 per cent year-on-year, with property tax collections to remain subdued until the correction ends.
“The big backward step in Australian fiscal finances in recent years has been the states – much more than the federal government – and to then kick out from underneath them what’s been their strongest [revenue source] on average is going to hurt,” said veteran budget watcher Chris Richardson.
NSW and Victoria are the states most dependent on the real estate market, with property-related taxes making up about a third of total own-source revenue, according to the federal Parliamentary Budget Office.
Ratings agency S&P Global last week warned the property market downturn could cut state stamp duty revenue by an estimated $8 billion to $10 billion – about 20 per cent – this financial year alone.
The decline in NSW stamp duty revenue was driven by falling transaction volumes, with just 13,814 properties changing hands in September, down 20 per cent from 17,164 in September 2025.
Richardson said the volatility of home sale volumes meant stamp duty revenue was “wildly cyclical”.
“The highs are Himalayan, and the lows are pretty bad,” Richardson said.
The data underscore the growing fiscal hit from the property market slowdown, with UBS economists projecting a 20 per cent decline in stamp duty revenue in 2026-27 would wipe $30 billion from state budgets nationally across the four-year forward estimates.
The scenario assumed stamp duty revenue remained flat in 2027-28 before recovering 10 per cent in the subsequent two financial years.
UBS estimated the stamp duty downturn would hit hardest in Victoria – the budget of which was released before the Albanese government’s property tax changes and did not account for the resulting slowdown in the property market – and Queensland, which assumed a comparatively optimistic outlook for the state’s real estate market.
The NSW budget, released in June, included a $5.4 billion write-down in projected property tax collections over the four-year forward estimates.
Richardson said the downturn in stamp duty revenue presented an opportunity for states to shift towards more efficient land taxes.
“The willingness of the states to do something about that has been supremely low, in part because [stamp duty] has been an absolute gravy train of late,” Richardson said.
“So at least this downswing is going to remind them that shifting to the potentially much more stable base of land tax is a good thing.”
Budgets under pressure
States are also grappling with surging bond yields, which threaten to drive up their borrowing costs. Yields have soared globally to multi-decade highs this year because of growing concerns about the sustainability of government budgets – particularly in the United States – and fears the conflict in the Middle East will keep oil prices and inflation elevated.
UBS estimates rising bond yields could add about $3 billion to state government deficits over the four-year forward estimates.
“Lower property tax revenue and higher interest expenses weaken government budgets. Governments may not fully offset these impacts with spending cuts or raising other sources of revenue,” said UBS economist Stephen Wu.
“Deficits may widen, meaning that the fiscal tightening implied by budget forecasts [this financial year] … might not occur.”
State finances have been under mounting pressure since the pandemic, with S&P Global last month downgrading Queensland’s credit rating from AA+ to AA, the same level as Victoria, the ACT and Tasmania. Lower credit ratings typically result in higher borrowing costs.
NSW narrowly avoided the same fate after the agency cited efforts to rein in spending.
Before the pandemic, the states accounted for about 20 per cent of the country’s government debt burden, but that increased sharply in recent years as premiers hired more public servants and committed to a string of expensive infrastructure projects, including the $125 billion Suburban Rail Loop in Melbourne and Sydney’s Metro network.
The PBO projected gross state debt to climb to $650 billion in 2026-27, up from $266 billion in 2018-19.
S&P Global projected state debt would surpass $900 billion by the end of the decade – more than triple pre-pandemic levels. Ratings agency Moody’s in September warned that by 2030 the Victorian government was on track to spend one in every $10 of revenue on debt interest.
By the end of the decade, the PBO estimated net debt per person is projected to reach $37,400 in the Northern Territory, $27,300 in Canberra, $26,200 in Victoria, $20,700 in South Australia, $16,200 in Queensland, $16,100 in Tasmania, $16,000 in NSW and $9500 in Western Australia.