Stamp Duty Calculator (Australia)

This stamp duty calculator works out the transfer duty you pay when you buy property anywhere in Australia. Pick the state or territory, type the price, and say whether it is a home to live in or an investment, whether you are a first home buyer, what kind of property it is and whether you are a foreign buyer. The duty updates as you type, with the bracket, the concession and any surcharge shown line by line.

Every rate comes from the revenue office or legislation of each state and territory and was checked on 8 October 2026: NSW’s 2026–27 thresholds and First Home Buyers Assistance Scheme, Victoria’s general and principal-residence rates, Queensland’s home concession and its no-duty rule for first buyers of new homes, WA’s first home owner rates from 7 May 2026, South Australia’s relief for new homes, Tasmania’s rates (its established-home exemption has ended), the ACT’s owner-occupier tables and Home Buyer Concession Scheme, and the Northern Territory formula. The NSW, Tasmanian and NT figures were tested against their official calculators to the cent.

Each result links to its sources and the official calculator. It is general information, not financial or legal advice: eligibility has conditions, so check with the revenue office or your conveyancer.

1. Choose your state or territory: NSW, VIC, QLD, WA, SA, TAS, ACT or NT.
2. Type the Property price, then pick Home to live in or Investment.
3. Where it matters, choose Established, New home or Vacant land, and tick First home buyer or Foreign buyer if they apply.
4. Read the duty, the working underneath and, where published, the registration fees.
5. Scroll to “The same purchase in every state” to compare, press Show on any row, or press Copy working.

• All eight states and territories, each with its own rate table, period and check date.
• Home or investment, using lower owner-occupier rates where a state has them (VIC, QLD, WA, ACT).
• First home buyer exemptions and sliding concessions, with new home and vacant land rules where they differ.
• Foreign purchaser surcharge: NSW 9%, VIC 8%, QLD 8%, TAS 8%, WA 7%, SA 7%; none in the ACT or NT.
• Bracket-by-bracket working, including “per $100 or part” rounding and NSW’s $20 minimum.
• Official transfer and mortgage registration fees from 1 July 2026, left out where we couldn’t confirm them.
• A side-by-side table of the same purchase in every state.
• Sources and the official calculator linked under every result, plus copyable working.

• Duty is due on the higher of the price and the market value. If you buy from family below value, use the market value.
• First home schemes have conditions: living in the home for 6 to 12 months, no earlier property, and age and residency rules. Read the notes under your result.
• In the ACT, the Home Buyer Concession Scheme is not only for first home buyers: anyone who hasn’t owned property for five years may qualify.
• Off-the-plan and house-and-land purchases can attract extra concessions in some states that this tool doesn’t apply, so ask your conveyancer.
• Budget for duty on top of your deposit. Banks rarely lend for it, and it is usually due at settlement.