Stamp Duty Calculator
Stamp duty in every state and territory, with first home buyer concessions.
Excludes land registry fees (a few hundred dollars), which vary by state.
Stamp duty by state
Estimates transfer (stamp) duty when buying a home or investment property in Australia, including first home buyer concessions and foreign buyer surcharges.
Who is it for? First home buyers, investors, or anyone budgeting for upfront costs.
Assumptions: Residential property, rates for contracts from 1 July 2026. Concessions have eligibility rules (residency, living in the home, prior ownership, and in some states income tests) that I can't check - confirm with your state revenue office or conveyancer.
Each state's published duty schedule is applied to the price. Owner-occupier rates are used where a state has them (VIC up to $550k, QLD home concession, ACT, WA up to $200k). First home buyer concessions follow each state's rules: NSW phases in from $800k to $1m, VIC from $600k to $750k, QLD uses its concession table (or nil for new homes), WA charges $16.15 per $100 over $600k up to $800k, SA exempts new homes, ACT exempts eligible buyers. Foreign surcharges: NSW 9%, VIC/QLD/TAS 8%, WA/SA 7%, none in ACT and NT.
Rates checked September 2026 against each state and territory revenue office.
How stamp duty works
Stamp duty (transfer duty) is a state tax paid when you buy property. Each state sets its own rates, usually as a sliding scale on the price, so duty rises faster than the price does. It's normally due at or soon after settlement, and most lenders won't add it to your loan, so it comes out of your savings.
Pick a state for its own page with the rates and an example: NSW, VIC, QLD, WA, SA, TAS, ACT and NT.
First home buyer concessions
Most states cut or remove duty for first home buyers, up to a price limit:
- NSW: no duty up to $800,000, a concession up to $1,000,000.
- VIC: no duty up to $600,000, a sliding concession up to $750,000.
- QLD: no duty on a new home (no price cap); for an established home, the concession phases out between $700,000 and $800,000.
- WA: no duty up to $600,000, then a lower rate up to $800,000.
- SA: no duty on a new home or land to build on; no concession for established homes.
- ACT: no duty for eligible buyers under the Home Buyer Concession Scheme, which has an income test.
- TAS and NT: no first home duty concession (the Tasmanian exemption for established homes ended on 30 June 2026).
Frequently asked questions
It depends on the state: about $27,900 in NSW, $40,100 in VIC and $19,600 in QLD for a buyer who isn't a first home buyer and will live in it. Choose your state in the calculator for the exact figure.
Often not, or much less. Most states have an exemption or concession below a price limit, and conditions such as living in the home for a set time. The calculator applies your state's rules.
Usually not. Lenders lend against the property's value, so duty, legal fees and other upfront costs normally come from your deposit savings.
Yes. Most states add a surcharge of 7% to 9% of the price for foreign buyers, on top of normal duty.