Stamp Duty Calculator for Every Australian State
Stamp duty is a major upfront cost when buying property in Australia. Rates vary between states and territories. Use the working website calculator below for an estimate, then confirm the amount and eligibility with the relevant revenue office or your conveyancer.
New South Wales (NSW)
| Property Value | Rate / Amount |
|---|---|
| $0 – $18,000 | 1.25% (minimum $20) |
| $18,001 – $38,000 | $225 + 1.5% over $18,000 |
| $38,001 – $103,000 | $525 + 1.75% over $38,000 |
| $103,001 – $387,000 | $1,662 + 3.5% over $103,000 |
| $387,001 – $1,290,000 | $11,602 + 4.5% over $387,000 |
| $1,290,001 – $3,870,000 | $52,237 + 5.5% over $1,290,000 |
| $3,870,001+ | $194,137 + 7% over $3,870,000 |
First Home Buyer
Full exemption for properties up to $800,000; concession between $800,001 and $1,000,000
Foreign Buyer Surcharge
9% surcharge for foreign buyers (increased January 2025)
NSW also offers a choice between stamp duty and an annual property tax for first home buyers on properties up to certain thresholds.
Victoria (VIC)
| Property Value | Rate / Amount |
|---|---|
| $0 – $25,000 | 1.4% |
| $25,001 – $130,000 | $350 + 2.4% over $25,000 |
| $130,001 – $960,000 | $2,870 + 6% over $130,000 |
| $960,001 – $2,000,000 | 5.5% of total value |
| $2,000,001+ | $110,000 + 6.5% over $2,000,000 |
First Home Buyer
Full exemption up to $600,000; concession between $600,001 and $750,000
Foreign Buyer Surcharge
8% surcharge for foreign buyers
Victoria charges different stamp duty rates for principal place of residence (PPR) versus investment/non-PPR properties. Victoria also charges a windfall gains tax on rezoned land and has premium duty rates for properties over $2M.
Queensland (QLD)
| Property Value | Rate / Amount |
|---|---|
| $0 – $5,000 | 0% |
| $5,001 – $75,000 | 1.5% |
| $75,001 – $540,000 | $1,050 + 3.5% over $75,000 |
| $540,001 – $1,000,000 | $17,325 + 4.5% over $540,000 |
| $1,000,001+ | $38,025 + 5.75% over $1,000,000 |
First Home Buyer
Full concession for existing homes up to $700,000; concession between $700,001 and $800,000. For new homes, no upper price limit applies from May 2025
Foreign Buyer Surcharge
8% additional duty for foreign buyers
Queensland offers a $30,000 First Home Owner Grant for eligible new homes valued below $750,000. The increased grant continues for eligible contracts signed from 1 July 2026. From May 2025, there is no property-value cap on the first-home transfer-duty concession for new homes.
Western Australia (WA)
| Property Value | Rate / Amount |
|---|---|
| $0 – $120,000 | 1.9% |
| $120,001 – $150,000 | $2,280 + 2.85% over $120,000 |
| $150,001 – $360,000 | $3,135 + 3.8% over $150,000 |
| $360,001 – $725,000 | $11,115 + 4.75% over $360,000 |
| $725,001+ | $28,453 + 5.15% over $725,000 |
First Home Buyer
For eligible transactions from 7 May 2026, no duty on new or established homes up to $600,000; concession between $600,001 and $800,000
Foreign Buyer Surcharge
7% surcharge for foreign buyers
WA's 2026–27 housing package increased first-home duty thresholds for eligible transactions from 7 May 2026 and extended the off-the-plan duty concession to 30 June 2028. Check RevenueWA for implementation and reassessment details.
South Australia (SA)
| Property Value | Rate / Amount |
|---|---|
| $0 – $12,000 | 1% |
| $12,001 – $30,000 | $120 + 2% over $12,000 |
| $30,001 – $50,000 | $480 + 3% over $30,000 |
| $50,001 – $100,000 | $1,080 + 3.5% over $50,000 |
| $100,001 – $200,000 | $2,830 + 4% over $100,000 |
| $200,001 – $250,000 | $6,830 + 4.25% over $200,000 |
| $250,001 – $300,000 | $8,955 + 4.75% over $250,000 |
| $300,001 – $500,000 | $11,330 + 5% over $300,000 |
| $500,001+ | $21,330 + 5.5% over $500,000 |
First Home Buyer
Full stamp duty exemption for first home buyers purchasing new homes (abolished since June 2024). No exemption on established homes. $15,000 FHOG also available for new homes
Foreign Buyer Surcharge
7% surcharge for foreign buyers
Since June 2024, South Australia has abolished stamp duty entirely for first home buyers purchasing new homes, one of the most significant FHB benefits in Australia. SA does not offer stamp duty concessions on established homes for first home buyers, but the $15,000 FHOG applies to new builds (no price cap since June 2024).
Tasmania (TAS)
| Property Value | Rate / Amount |
|---|---|
| $0 – $3,000 | $50 |
| $3,001 – $25,000 | $50 + 1.75% over $3,000 |
| $25,001 – $75,000 | $435 + 2.25% over $25,000 |
| $75,001 – $200,000 | $1,560 + 3.5% over $75,000 |
| $200,001 – $375,000 | $5,935 + 4% over $200,000 |
| $375,001 – $725,000 | $12,935 + 4.25% over $375,000 |
| $725,001+ | $27,810 + 4.5% over $725,000 |
First Home Buyer
The 100% established-home duty exemption ended on 30 June 2026 and is not available for later settlements
Foreign Buyer Surcharge
8% additional duty for foreign buyers
Tasmania offers a $20,000 First Home Owner Grant for eligible new-home transactions commencing from 1 July 2026 to 30 June 2027. This is separate from transfer duty.
Australian Capital Territory (ACT)
| Property Value | Rate / Amount |
|---|---|
| $0 – $260,000 | Marginal rates from 0.68% to 2.4% |
| $260,001 – $300,000 | Approximately $3,000-$4,000 |
| $300,001 – $500,000 | Approximately $4,000-$11,400 |
| $500,001 – $750,000 | Approximately $11,400-$20,700 |
| $750,001 – $1,000,000 | Approximately $20,700-$31,400 |
| $1,000,001 – $1,455,000 | Approximately $31,400-$48,900 |
| $1,455,001+ | 4.54% of total value |
First Home Buyer
Eligible Home Buyer Concession Scheme transactions from 1 July 2026 pay no conveyance duty
Foreign Buyer Surcharge
No foreign buyer stamp duty surcharge. Note: the ACT charges a separate 0.75% foreign owner land tax surcharge (an ongoing annual tax, not a one-off duty on purchase)
ACT uses a marginal conveyance-duty system. From 1 July 2026, eligible Home Buyer Concession Scheme buyers pay no conveyance duty and the former property-value and income limits no longer apply. The ACT's foreign-owner surcharge is a land tax, not transfer duty.
Northern Territory (NT)
| Property Value | Rate / Amount |
|---|---|
| $0 – $525,000 | Calculated using V × (0.06571441 × V + 15) / 1000 formula |
| $525,001 – $3,000,000 | 4.95% of property value |
| $3,000,001 – $5,000,000 | 5.75% of property value |
| $5,000,001+ | 5.95% of property value |
First Home Buyer
A house-and-land stamp duty exemption may apply; the $50,000 HomeGrown Territory Grant covers eligible new-home contracts through 30 September 2027
Foreign Buyer Surcharge
No foreign buyer surcharge
NT uses a formula-based calculation for stamp duty below $525,000. The $50,000 HomeGrown Territory Grant is available for eligible new-home contracts or owner-build starts through 30 September 2027.
Worked Examples
First Home Buyer in NSW, $750,000 Property
As a first home buyer purchasing a property for $750,000 in NSW, you qualify for a full stamp duty exemption (threshold is $800,000).
Stamp Duty: $0 (exempt)
Investor in VIC, $850,000 Property
For an $850,000 investment property in Victoria: $2,870 + 6% of ($850,000 - $130,000) = $2,870 + $43,200.
Stamp Duty: ~$46,070
Standard Purchase in QLD, $600,000 Property
For a $600,000 property in Queensland at the general rate: $17,325 + 4.5% of ($600,000 - $540,000) = $17,325 + $2,700. Owner-occupiers pay less ($12,850) under the home concession rate.
Stamp Duty: $20,025
References
- Transfer duty – Revenue NSW
- Land transfer (stamp) duty – State Revenue Office Victoria
- Transfer duty – Queensland Revenue Office
- Transfer duty assessment – Government of Western Australia
- Real property (land) stamp duty – RevenueSA
- Property transfer duties – State Revenue Office Tasmania
- Conveyance duty (stamp duty) – ACT Revenue Office
- Home owner assistance – Northern Territory Government
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Join early accessFrequently Asked Questions
Stamp duty is calculated based on the purchase price (or market value, whichever is higher) of the property. Each state and territory has its own rate brackets and thresholds. The amount increases progressively, higher-value properties attract a higher marginal rate.
It depends on the state and the property value. Most states offer stamp duty exemptions or concessions for eligible first home buyers below certain price thresholds. For example, NSW offers full exemption up to $800,000, while Victoria offers full exemption up to $600,000.
Stamp duty is typically payable at settlement or within 30 days of settlement (depending on the state). Your conveyancer or solicitor will arrange the payment as part of the settlement process. It is a one-off payment, not an annual charge.
For your primary residence, stamp duty is generally not tax deductible. For investment properties, stamp duty forms part of the cost base for capital gains tax (CGT) purposes, which reduces your capital gain when you sell. It is not deductible as an ongoing expense.
Foreign-purchaser duty surcharges apply in NSW, Victoria, Queensland, Western Australia, South Australia and Tasmania. The rate and eligibility rules vary, and NSW currently charges 9%, so foreign buyers should confirm the current position with the relevant revenue office before relying on an estimate.