Stamp Duty in Australia: Official Calculators and Checks by State

A stamp-duty figure without the jurisdiction, contract date, dutiable value, property use and buyer details is not reproducible. Rates and concessions can change, and the same purchase price can produce a different result for an owner-occupier, investor, first-home buyer, foreign purchaser or mixed group of buyers.

This page deliberately does not reproduce a national table of rates. It links to each revenue authority's current tool and explains how to preserve the inputs so an estimate can be checked.

Why duty estimates change

The result may depend on:

• the state or territory in which the property is located;
• the contract or transaction date, not merely the settlement date;
• the greater of consideration and market or unencumbered value where the law requires it;
• whether the property is a home, vacant land, off-the-plan, commercial or mixed-use property;
• intended occupancy and whether occupancy conditions are later satisfied;
• first-home, pensioner or other concession eligibility;
• citizenship, residency or foreign-purchaser status for every acquirer;
• ownership shares, related-party dealings, gifts, trusts or company structures.

Use the facts as they will appear in the contract and transfer. A calculator result based on a convenient but inaccurate buyer category is not a safe budget.

Inputs to verify first

Official calculators by jurisdiction

New South Wales

Use Revenue NSW's transfer-duty calculation page. It explains current rates, dutiable value, first-home assistance and surcharge purchaser duty, and links to the relevant calculators.

Victoria

Use the State Revenue Office Victoria land-transfer duty calculator. The office states that the calculator is an estimate and identifies matters it does not cover, including some off-the-plan, pensioner and mixed foreign-purchaser scenarios.

Queensland

Use the Queensland Revenue Office transfer-duty estimator. The tool distinguishes home, first-home, new-home and vacant-land concessions and warns that it does not replace formal assessment or professional advice.

Western Australia

Use RevenueWA's transfer-duty assessment page and calculator. Select rules that match the agreement date; historical and current first-home rates may differ.

South Australia

Use RevenueSA's stamp-duty calculator. RevenueSA directs some purchasers to the Land Services SA transfer-fee calculator and provides its own fields for relevant first-home and foreign-purchaser matters. Read the page's scope before relying on the result.

Tasmania

Use the State Revenue Office Tasmania property-transfer duties hub, which links the official calculator, rates, concessions, exemptions and foreign-investor duty surcharge information.

Australian Capital Territory

Use the ACT Revenue Office conveyance-duty calculator. It asks for the transaction date, property type, the greater of price or market value, occupancy and relevant concession details. The office says the result is a guide and does not replace a notice of assessment.

Northern Territory

Use the Northern Territory land or property transfer calculator. It estimates general conveyance duty where no concession or rebate applies; contact the Territory Revenue Office for a transaction outside that scope.

Concessions, exemptions and grants are separate questions

A duty concession or exemption changes tax payable under the jurisdiction's rules. A first home owner grant is a separate benefit with its own eligibility, property and application requirements. Eligibility for one does not prove eligibility for the other.

Read the revenue office page linked from the calculator and record every ongoing condition, including occupancy requirements. Ask the conveyancer how the claim will be made and what must be reported if circumstances change. Do not use a concession result until all buyers have been checked.

Foreign-buyer and special rules

Additional duty or different concession eligibility may apply based on citizenship, residency, entity type, ownership share and the transaction date. The calculation can be more complex where buyers have different statuses. Do not apply a single national surcharge rate or assume that visa terminology has the same effect in every jurisdiction.

Trusts, companies, nominations, gifts, related-party transfers, deceased estates, relationship breakdowns, aggregated transactions and mixed-use property can also fall outside a simple public calculator. Send the complete facts to the conveyancer or revenue office before treating an estimate as final.

Calculator estimate versus official assessment

Save a PDF or screenshot of the result, the access date and every input. Give the record to the conveyancer. Recalculate if the price, transaction date, buyers, ownership shares, property use or eligibility facts change.

How to use the estimate in a buying budget

1. Run the correct official calculator before making an offer.
2. Keep duty separate from title-registration, mortgage-registration, legal and search fees.
3. Ask when and how the amount must be paid for this transaction; there is no reliable national due date.
4. Confirm whether available cash covers the deposit, duty and other completion costs.
5. Do not assume a lender will finance duty or that borrowing capacity includes it.
6. Have the conveyancer verify the figure and any concession before settlement.

The Realestate Lens stamp-duty calculator can assist with early scenarios, but the applicable revenue authority remains the source of truth and its assessment controls.

Related resources

• Hidden costs when buying property
• Property holding-cost checklist
• First-home buyer guide
• What conveyancing covers

General information only, reviewed 24 August 2026. This is not legal, tax or financial advice. Rates and eligibility can change; the relevant revenue authority and transaction-specific assessment take priority.