Stamp Duty Calculator

Estimate stamp duty across all eight Australian states and territories, with first home buyer concessions by contract date and property type, and foreign buyer surcharges. Rates checked against each revenue office on 30 September 2026, first home rules on 14 October 2026.

Updated October 2026Free, no sign-upFirst home buyers

State or territory

Purchase price

Contract date

First home rules follow the date you sign the contract (in WA, the agreement date), not settlement. Leave it as today to see the rules now.

First home buyer

May be eligible for state concessions or exemptions

Investment property

Not your primary place of residence

Foreign buyer

Additional surcharge may apply (varies by state)

Calculate by state

Each state page runs this calculator locked to that state, with its full rates table, first home buyer thresholds and worked examples. Figures are for an owner-occupier, rates checked 30 September 2026.

What stamp duty actually is

Stamp duty (officially called transfer duty or conveyance duty in most states) is a state government tax on property transfers. It’s charged on the contract price of the property and is paid by the buyer at settlement.

It’s the single largest upfront cost most buyers face after the deposit. On a typical capital-city purchase it usually lands somewhere between $20,000 and $60,000 of unavoidable cash, before concessions.

$20k–$60k+

What unconcessioned stamp duty typically costs on a capital-city purchase, before any first-home or owner-occupier discount.

Estimate, varies by state and price

How rates differ across states

Every state and territory sets its own duty schedule. A $700,000 purchase can attract noticeably different duty in NSW, Victoria, and Queensland. The calculator above runs the current schedule for each.

For the full rates, worked examples and first home buyer rules in your state, see the dedicated guide: NSW, VIC, QLD, WA, SA, TAS, NT, ACT.

Three things make the biggest difference between states:

Whether you’re a first home buyer. Most states give first home buyers either a full or partial exemption below a threshold.
Whether you’re buying as an owner-occupier or investor. Owner-occupier discounts exist in several states.
Whether you’re a foreign buyer. A surcharge of 7% to 9% applies in every state except the ACT and the NT, on top of standard duty.

First home buyer concessions in plain English

For state-by-state detail, see our state-specific first home buyer guides: NSW, VIC, QLD, WA, SA, TAS, NT, ACT.

Most states have a price threshold below which duty is fully exempt for eligible first home buyers, and a concessional band above that where duty scales back to the full rate. Some rules depend on what you buy (Queensland and SA charge nothing on a new home or land to build, with no cap) and on the date: the calculator applies the rule for the contract date you enter, and in Tasmania the settlement date. Above the top of the band the concession is gone, so when you’re negotiating near a threshold, the maths matters.

Verify before you settle

State duty schedules and concessions change. Confirm the current rates with your state revenue office or your conveyancer before relying on any specific figure. Concessions also have eligibility tests, you must usually occupy the property as your principal residence within a set window after settlement.

What this calculator doesn’t cover

Mortgage registration fee and transfer fee (small, but real, add a few hundred dollars per state).
Discretionary trust or company purchases (different duty treatment in some states).
Off-the-plan stamp duty concessions open to all buyers (Victoria and WA have them).
Income tests, residence rules and partial concessions a state publishes no formula for; the result says when one applies.
Concessional duty for older buyers / pensioners (varies by state).

For a complete settlement-cost breakdown, a conveyancer is the right person to ask. Get connected if you want a free intro to one.

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Common questions

How is stamp duty calculated in Australia?

Stamp duty (also called transfer duty or conveyance duty) is calculated on a sliding scale based on the property purchase price. Each state and territory sets its own rates and brackets, so the amount varies significantly depending on where you buy.

Do first home buyers pay stamp duty?

It depends on the state, the date you sign and what you buy. On an established home, an eligible first home buyer pays no duty up to $800,000 in NSW, $700,000 in Queensland, $600,000 in Victoria and $600,000 in WA, with a reduced amount above those lines. Queensland and SA charge no duty at any price on a new home or vacant land to build one, and SA gives no relief on an established home. In the ACT, an eligible buyer who has held no property interest for five years pays nothing at any price from 1 July 2026. Tasmania's exemption ended for settlements after 30 June 2026, and the NT pays a $50,000 grant on a new home instead of a duty concession. The calculator applies the rule for the contract date you enter (the settlement date in Tasmania). First home rules checked against each revenue office on 14 October 2026.

What is the foreign buyer surcharge?

Foreign buyers of residential property pay a surcharge on top of standard duty: NSW 9%, VIC 8%, QLD 8%, WA 7%, SA 7%, TAS 8%. The ACT and the NT charge no foreign purchaser duty surcharge. On a $750,000 home in NSW the 9% surcharge adds $67,500 to the $27,937 of transfer duty (rates checked 30 September 2026).

When is stamp duty paid?

Stamp duty is typically due at settlement (when you take possession of the property). Your conveyancer or solicitor will arrange payment as part of the settlement process.

Is stamp duty tax deductible?

For investment properties, stamp duty forms part of the cost base of the asset and may reduce capital gains tax when you sell. It is not immediately deductible in the year of purchase. For owner-occupied homes, stamp duty is not deductible. Always consult a tax professional for your specific situation.

Can I include stamp duty in my home loan?

Sometimes. Lenders can lend against the contract price plus an allowance for stamp duty (and other settlement costs) up to a maximum LVR (loan-to-value ratio). If you have a smaller deposit, you may need to cover stamp duty in cash on top of the deposit, or accept a higher LVR (and likely LMI). A broker can model both scenarios for your situation.