Stamp Duty Calculator for Every Australian State
Stamp duty is one of the biggest upfront costs when buying property in Australia. Rates vary significantly between states and territories. Use the tables below to estimate your stamp duty, or calculate it instantly in the Realestate Lens app.
New South Wales (NSW)
| Property Value | Rate / Amount |
|---|---|
| $0 – $17,000 | 1.25% (minimum $20) |
| $17,001 – $37,000 | $212 + 1.5% over $17,000 |
| $37,001 – $99,000 | $512 + 1.75% over $37,000 |
| $99,001 – $372,000 | $1,597 + 3.5% over $99,000 |
| $372,001 – $1,240,000 | $11,152 + 4.5% over $372,000 |
| $1,240,001 – $3,721,000 | $50,212 + 5.5% over $1,240,000 |
| $3,721,001+ | $186,667 + 7% over $3,721,000 |
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 also offers the First Home Owner Grant of $30,000 for new homes up to $750,000 (note: the $30,000 amount is temporarily boosted and is scheduled to revert to $15,000 after 30 June 2026 unless extended). From May 2025, there is no upper price limit for the first home buyer transfer duty concession on new homes in QLD.
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
Full exemption for homes up to $500,000; concession between $500,001 and $700,000 (up to $750,000 in regional WA)
Foreign Buyer Surcharge
7% surcharge for foreign buyers
WA offers an off-the-plan stamp duty concession for apartment purchases (extended to June 2026). Check current terms with the WA Office of State Revenue.
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
Full stamp duty exemption for first home buyers on properties up to $750,000 (effective February 2024, running until 30 June 2026). Full exemption also applies for new builds
Foreign Buyer Surcharge
8% additional duty for foreign buyers
Tasmania offers a First Home Owner Grant of $30,000 for new homes.
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
Full stamp duty exemption for eligible first home buyers on properties up to $1,020,000 (income-tested: $250,000 total assessed taxable income)
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 unique marginal tax rate system that replaced fixed stamp duty brackets. The Home Buyer Concession Scheme provides duty concessions for eligible buyers. The ACT does NOT charge a foreign buyer stamp duty surcharge, the 0.75% 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
Stamp duty concessions available plus $50,000 HomeGrown Territory Grant for new home contracts entered before 30 September 2026
Foreign Buyer Surcharge
No foreign buyer surcharge
NT uses a formula-based calculation for stamp duty below $525,000 and is the only jurisdiction without a foreign buyer surcharge. The $50,000 HomeGrown Territory Grant (replacing the former $10,000 FHOG) is available for new home contracts entered before 30 September 2026.
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
Calculate Stamp Duty Instantly
Realestate Lens calculates stamp duty automatically when analyzing your property contract, along with all other hidden costs and risk factors.
Try Free, 1 Analysis IncludedFrequently 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.
Yes. Every state except the Northern Territory charges an additional surcharge for foreign buyers, typically 7-8% on top of the standard stamp duty. This can significantly increase the cost of purchasing property as a non-resident or foreign investor.