Australia Stamp Duty Calculator 2026

The Australia Stamp Duty Calculator estimates your transfer duty for property purchases across all eight Australian states and territories including NSW, VIC, QLD, WA, SA, TAS, NT, and the ACT with support for first home buyer concessions, foreign buyer surcharges, off-the-plan discounts, and new versus established property distinctions. Stamp duty is one of the largest upfront costs when buying property in Australia and varies dramatically by state, so getting an accurate estimate before you exchange contracts is essential for budgeting your purchase.

Purchase price or market value (whichever is higher)
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Where the property is located
Determines concessions and surcharges
Affects concession eligibility in some states
Stamp Duty Estimate
Total Duty Payable
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Concession Saved
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Effective Rate
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Example: A first home buyer purchasing a $750,000 established home in NSW pays $0 stamp duty (fully exempt under the First Home Buyers Assistance Scheme).

Stamp Duty Calculator 2026 Australia: Free Transfer Duty Estimate for All States

Updated April 2026 Source: State Revenue Offices — NSW, VIC, QLD, WA, SA, TAS, ACT, NT Covers all 8 Australian states and territories

The Australia Stamp Duty Calculator 2026 gives you an instant, accurate estimate of transfer duty (stamp duty) for any residential property purchase across all 8 states and territories. Whether you are a first home buyer in NSW, an investor buying in Victoria, or a foreign purchaser in Queensland, this free calculator applies the correct 2026 rates, progressive brackets, first home buyer exemptions, and foreign buyer surcharges automatically. No sign-up required.

Stamp duty is one of the largest upfront costs in any Australian property transaction — often running from $8,000 to $80,000 or more depending on where and what you buy. Knowing your duty liability before you make an offer is essential for budgeting your deposit, legal fees, and total acquisition cost.

Reviewed by the myeasycalculator.com editorial team. Rates sourced directly from official state and territory revenue offices: revenue.nsw.gov.au, sro.vic.gov.au, qld.gov.au, finance.wa.gov.au, revenuesa.sa.gov.au, sro.tas.gov.au, revenue.act.gov.au, treasury.nt.gov.au. Last verified April 2026.

What is Stamp Duty in Australia?

Stamp duty — officially called transfer duty in most Australian jurisdictions — is a state and territory government tax charged when ownership of property changes hands. Every time a buyer purchases residential property, vacant land, or commercial real estate in Australia, the relevant state revenue office assesses and collects this tax. The buyer is always responsible for payment, not the seller.

Unlike income tax or GST, stamp duty is not a federal tax. Each of Australia's 8 states and territories sets its own rates, brackets, thresholds, and concession rules independently. This is why stamp duty on a $700,000 home can be $0 for a first home buyer in Queensland, around $27,000 in NSW, and over $36,000 in Victoria — on the exact same property value.

The tax is calculated on a progressive sliding scale: the higher the property value, the higher the effective rate. Marginal rates increase in bands, similar to income tax brackets. The dutiable value is whichever is greater — the purchase price stated in the contract or the market value of the property.

Common names you may see used interchangeably include: stamp duty, transfer duty, land transfer duty, conveyance duty, and property purchase tax. They all refer to the same government charge.

Key fact Stamp duty revenue funds essential state government services including hospitals, roads, and schools. In 2024-25, NSW alone collected over $10 billion in transfer duty — making it the single largest source of state tax revenue in Australia.

Who Should Use This Stamp Duty Calculator?

This calculator is designed for anyone purchasing or planning to purchase property in Australia. Specifically, it is built for:

First home buyers who want to know if they qualify for an exemption or concession before making an offer. Owner-occupiers upgrading or downsizing who need to factor full duty into their budget. Property investors who need to model acquisition costs across multiple states to compare net returns. Foreign buyers and expats who need to see the standard duty plus the applicable foreign buyer surcharge in one combined figure. Solicitors and conveyancers who need a quick sanity-check figure when advising clients. Mortgage brokers and financial planners who need to include transfer duty in total purchase cost projections. Property developers comparing site acquisition costs across state borders. Accountants who need to confirm the capital cost base of an investment property for CGT purposes.

How to Use the Stamp Duty Calculator

  1. Enter the property value. Type the purchase price shown in your contract of sale. If no contract exists yet, use the asking price or your estimated offer. The dutiable value is the higher of the purchase price or market value.
  2. Select your state or territory. Choose from NSW, VIC, QLD, WA, SA, TAS, ACT, or NT. Each state uses a different rate scale — this selection determines which brackets and concessions apply.
  3. Select your buyer type. Choose Standard Buyer (owner-occupier or investor), First Home Buyer, or Foreign Buyer. This determines whether concessions are applied (FHB) or a surcharge is added (foreign buyer).
  4. Select the property type. Choose Established Home, New Home / Off-the-Plan, or Vacant Land. In QLD, SA, and VIC, the property type directly affects your concession eligibility.
  5. Click Calculate. Your stamp duty estimate appears instantly with a full line-by-line breakdown, your effective rate, and any concessions or surcharges applied.
Pro tip Run the calculation twice — once as a Standard Buyer and once as a First Home Buyer — to see exactly how much the concession saves you. In NSW, a first home buyer on a $799,000 property saves $31,090 compared to a standard buyer.

Australia Stamp Duty Rates by State 2026

The table below summarises the current stamp duty rates, first home buyer thresholds, and foreign buyer surcharges for each Australian state and territory as of 2026. Use the calculator above for your exact figure based on your specific purchase price and buyer status.

State Rate Range FHB Exemption Threshold Foreign Surcharge Official Source
NSW 1.25% to 7% $0 duty up to $800,000 9% revenue.nsw.gov.au
VIC 1.4% to 6.5% $0 duty up to $600,000 8% sro.vic.gov.au
QLD 0% to 5.75% $0 — new homes (no cap); up to $700K established 8% qld.gov.au
WA 1.9% to 5.15% $0 duty up to $500,000 (raised Mar 2025) 7% finance.wa.gov.au
SA 1% to 5.5% $0 — new homes up to $650,000 7% revenuesa.sa.gov.au
TAS min $50 to 4.5% 100% exempt up to $750,000 (expires Jun 2026) 8% sro.tas.gov.au
ACT 0.6% to 6.4% $0 duty up to $1,020,000 (income tested) 0% revenue.act.gov.au
NT Formula to 5.75% Concession up to $18,601 0% treasury.nt.gov.au

Stamp Duty Worked Examples 2026

The examples below show how stamp duty is calculated for real purchase scenarios across different states and buyer types. All figures are estimates based on 2026 rates.

NSW — First Home Buyer, $750,000

Property: Established home, Sydney

Buyer: First home buyer

Standard duty: $29,240

FHB exemption: -$29,240 (property under $800K)

Total payable: $0

VIC — Standard Buyer, $900,000

Property: Established home, Melbourne

Buyer: Owner-occupier (not first home)

Progressive duty calculation:

$2,870 + ($900,000 - $130,000) x 6%

Total payable: ~$49,070

QLD — First Home Buyer, New Build $850,000

Property: New house and land package

Buyer: First home buyer

Standard duty: ~$34,275

FHB exemption (new home, no cap): -$34,275

Total payable: $0

NSW — Foreign Buyer, $1,000,000

Property: Established home

Buyer: Foreign purchaser (non-resident)

Standard duty: $40,490

Foreign surcharge (9%): $90,000

Total payable: ~$130,490

WA — First Home Buyer, $480,000

Property: Established home, Perth

Buyer: First home buyer

Standard duty: ~$15,390

FHB exemption (property under $500K): -$15,390

Total payable: $0

ACT — First Home Buyer, $980,000

Property: Established home, Canberra

Buyer: First home buyer (income tested)

Standard duty: ~$43,330

HBCS exemption (under $1,020,000): -$43,330

Total payable: $0

Quick Reference: Stamp Duty on Common Property Values 2026

The table below shows approximate stamp duty for standard (non-first home buyer, non-foreign) residential purchases at popular price points across all states. Use the calculator for your exact figure.

Property Value NSW VIC QLD WA SA TAS ACT NT
$300,000$8,990$13,070$7,425$8,835$11,330$7,935$5,200$8,955
$400,000$13,490$19,070$10,925$12,585$16,330$11,060$7,620$15,087
$500,000$17,990$25,070$15,925$17,765$21,330$14,935$11,400$23,929
$600,000$22,490$31,070$15,925$22,665$26,830$19,185$15,600$29,700
$700,000$26,990$37,070$20,225$27,453$32,330$23,435$19,992$34,650
$750,000$29,240$40,070$22,475$29,990$35,080$25,560$22,188$37,125
$800,000$31,490$43,070$24,725$32,528$37,830$27,685$24,576$39,600
$900,000$35,990$49,070$29,225$37,603$43,330$31,935$29,750$44,550
$1,000,000$40,490$55,000$38,025$42,678$48,830$36,185$35,750$49,500
$1,200,000$49,490$67,000$49,525$52,828$59,830$44,685$48,550$59,400
$1,500,000$66,490$85,000$66,775$68,003$76,330$57,935$64,870$74,250
$2,000,000$95,490$130,000$95,400$93,753$103,830$80,435$87,610$115,000
$2,500,000$127,990$162,500$124,150$119,503$131,330$102,935$110,350$143,750
$3,000,000$162,490$195,000$152,900$145,253$158,830$125,435$133,090$172,500
$5,000,000$329,490$325,000$267,900$248,253$268,830$215,435$224,170$287,500

Note: Figures above are estimates for standard, non-first-home-buyer, non-foreign residential purchases. Actual duty may differ. Use the calculator above for your specific situation.

First Home Buyer Stamp Duty Exemptions and Concessions by State 2026

First home buyer stamp duty concessions are the single biggest saving available to eligible buyers. The rules differ substantially between states. Here is a state-by-state breakdown of what first home buyers can claim in 2026.

State Established Home New Home Key Conditions
NSW $0 up to $800K; sliding concession to $1M Same thresholds apply Must move in within 12 months; principal residence for 6+ months
VIC $0 up to $600K; sliding to $750K Off-the-plan concession on land value (expires Oct 2026) Must move in within 12 months; principal residence for 12+ months
QLD $0 up to $700K; sliding to $800K $0 — no price cap (from May 2025) Must occupy as home within 1 year; eligible for $30K FHOG on new builds (expires Jun 2026)
WA $0 up to $500K (raised Mar 2025); sliding to $600K Same; off-the-plan concession expires Jun 2026 Must occupy within 12 months; live there 6+ months continuously
SA Concession up to $15,500 $0 up to $650,000 New home only for full exemption; eligible for $15K FHOG
TAS 100% exempt up to $750K (expires 30 Jun 2026); reverts to 50% after Same thresholds apply Must not have previously owned in TAS; eligible for $30K FHOG
ACT $0 up to $1,020,000 (CPI indexed) Same; indexed annually each July Income tested (household income approx $160K cap); no FHOG — scheme replaces grant
NT Concession up to $18,601 $10K FHOG + $50K HomeGrown Grant (expires Sep 2026) Must occupy within 6 months; live there 6+ months continuously
2026 Expiry Alerts — Act Before These Deadlines TAS 100% FHB exemption reverts to 50% after 30 June 2026. QLD $30,000 FHOG expires 30 June 2026. WA off-the-plan concession expires 30 June 2026. NT $50,000 HomeGrown Grant expires 30 September 2026. VIC off-the-plan concession (all buyers) expires 20 October 2026. Contracts must be signed before the relevant expiry date to access these benefits.

Foreign Buyer Stamp Duty Surcharge in Australia 2026

If you are not an Australian citizen or permanent resident, you will pay an additional foreign buyer surcharge on top of standard transfer duty in most states. This surcharge is calculated on the full property value — not just the portion above a threshold — making it a significant additional cost. The surcharge rates for 2026 are as follows: NSW charges 9% (increased from 8% in January 2025, the highest in Australia), VIC charges 8%, QLD charges 8%, TAS charges 8%, WA charges 7%, and SA charges 7%. The ACT and NT are the only jurisdictions that do not impose a foreign buyer surcharge, making them comparatively more affordable for overseas purchasers.

On a $1,000,000 property, a foreign buyer in NSW faces approximately $40,490 in standard duty plus $90,000 in foreign surcharge — a total of $130,490, representing 13.05% of the purchase price before any other costs. The same buyer in the ACT on the same value property would pay approximately $35,750 with no surcharge.

Who counts as a foreign buyer? Generally, any individual who is not an Australian citizen, Australian permanent resident, or New Zealand citizen on a Special Category visa is considered a foreign person for stamp duty surcharge purposes. Temporary residents, student visa holders, and foreign companies all typically attract the surcharge. Trustees of discretionary trusts with foreign beneficiaries may also be liable. Always verify with the relevant state revenue office before exchange of contracts.

Stamp Duty Exemptions and Edge Cases in Australia

Beyond first home buyer schemes, a number of other scenarios may reduce or eliminate stamp duty entirely. Understanding these edge cases can save buyers tens of thousands of dollars.

Scenario Exemption Available? States Notes
Transfer between spouses / de facto partnersYes — all statesAllMust be principal residence; some states require no mortgage change
Transfer following death (deceased estate)Yes — all statesAllUsually exempt if transferring to direct beneficiary; conditions vary
Transfer following divorce or separationYes — most statesAll except NTRequires court order or financial agreement under Family Law Act
Off-the-plan purchasePartialVIC, WA, ACTDuty calculated on land value during construction; VIC expires Oct 2026, WA expires Jun 2026
Pensioner / concession card holderPartialTAS, ACT, VICTAS: 50% concession for 60+ on homes under $600K; ACT: sliding scale relief
Family farm transferYes — most statesNSW, VIC, SA, WA, QLDMust be genuine family transfer; must continue as primary production land
House and land package (NT)YesNTExemption applies until June 2027; new builds only
Charitable organisation transferYesAllMust be registered charity; must use property for charitable purposes
Corporate restructure within groupConditionalAllSubject to significant conditions; anti-avoidance rules apply
Land purchased under NDIS schemePartialVIC, ACTCheck with state revenue office for current eligibility

When is Stamp Duty Due? Payment Deadlines by State

Missing your stamp duty payment deadline can result in significant interest charges and penalties from your state revenue office. Payment deadlines vary significantly across Australia. Always confirm the due date with your solicitor or conveyancer at the time of exchange.

State Payment Deadline Late Payment Penalty Revenue Office
NSW3 months from contract dateInterest + penalty tax appliesrevenue.nsw.gov.au
VIC30 days after settlementInterest charged dailysro.vic.gov.au
QLD30 days after liability noticePenalty interest and finesqld.gov.au
WA30 days from assessmentPenalty duty up to 100%finance.wa.gov.au
SAAt or before settlementInterest and penalty appliesrevenuesa.sa.gov.au
TAS3 months from settlement dateInterest charged on unpaid amountsro.tas.gov.au
ACT14 days from lodging title registrationInterest and penalties applyrevenue.act.gov.au
NT60 days from contract signingInterest and penalty dutytreasury.nt.gov.au
How stamp duty is paid In most states, your solicitor or conveyancer arranges stamp duty payment on your behalf as part of the settlement process. You will need to have the funds available prior to settlement. Payment methods accepted include electronic funds transfer, bank cheque, BPAY (in some states), and in some circumstances credit card. Stamp duty cannot generally be added to your home loan balance.

Is Stamp Duty Tax Deductible in Australia?

This is one of the most common questions property buyers ask, and the answer depends on how you intend to use the property. For owner-occupiers (people buying a home to live in), stamp duty is not tax deductible at all. It is treated as a private capital expense with no tax benefit at the time of payment.

For investment properties, stamp duty is also not immediately deductible as a rental expense. The ATO classifies it as a capital cost. However, it is added to the cost base of the property for capital gains tax (CGT) purposes. This means that when you eventually sell the investment property, the stamp duty you paid reduces your taxable capital gain, lowering your CGT liability. Over time, this provides a tax benefit — just not an immediate one.

Speak to a registered tax agent or accountant about how stamp duty affects your specific tax position, particularly if you purchase through a trust, SMSF, or company structure, as different rules may apply.

Frequently Asked Questions About Stamp Duty in Australia

How much stamp duty do I pay on a $500,000 property in Australia?
Stamp duty on a $500,000 established home for a standard buyer (non-first home buyer) varies significantly by state: NSW approximately $17,990, VIC approximately $25,070, QLD approximately $15,925, WA approximately $17,765, SA approximately $21,330, TAS approximately $14,935, ACT approximately $11,400, and NT approximately $23,929. First home buyers in most states would pay significantly less or $0. Use the calculator above for your exact figure.
Do first home buyers pay stamp duty in Australia?
Most first home buyers pay reduced or zero stamp duty in Australia, but the rules differ by state. NSW exempts properties up to $800,000. VIC exempts up to $600,000. QLD exempts established homes up to $700,000 and all new homes with no price cap (from May 2025). WA exempts up to $500,000 (raised March 2025). SA exempts new homes up to $650,000. TAS gives a 100% exemption up to $750,000 (expires June 2026). ACT provides a full exemption up to $1,020,000 (income tested). NT provides a concession up to $18,601. You must never have previously owned property in Australia to qualify in most states.
Which state has the lowest stamp duty in Australia?
Queensland and the ACT consistently have the lowest stamp duty at most price points. At $500,000, ACT buyers pay approximately $11,400 and QLD buyers pay approximately $15,925. At $750,000, QLD is the cheapest at around $22,475 versus $40,070 in VIC — a difference of over $17,000 for the same property value. For first home buyers, ACT offers the most generous exemption threshold at $1,020,000, while QLD and SA offer uncapped exemptions for new homes. Victoria generally has the highest stamp duty rates in Australia for mid to upper price ranges.
What is the difference between stamp duty and transfer duty?
There is no difference — they are the same tax. Most Australian state governments have officially rebranded the tax as transfer duty or land transfer duty, but it remains widely known as stamp duty. Both terms refer to the state government tax payable when you purchase property or transfer ownership of land in Australia. NSW, QLD, WA, TAS, ACT, and NT officially use the term transfer duty. VIC uses land transfer duty. SA still uses the term stamp duty in many contexts.
Can stamp duty be included in my home loan?
In most cases, stamp duty cannot be added to your home loan. Lenders calculate your borrowing capacity and loan-to-value ratio (LVR) based on the property value, not your additional purchase costs. Stamp duty must generally be paid from your own savings at settlement. Some lenders may allow it if you have significant equity or if you are refinancing, but this is uncommon for standard purchases. Rolling stamp duty into your mortgage increases your LVR, which may trigger Lenders Mortgage Insurance (LMI) if you are borrowing more than 80% of the property value.
How is stamp duty calculated in NSW in 2026?
NSW stamp duty (transfer duty) uses a progressive bracket system. On the first $17,000 you pay 1.25%, on $17,001 to $36,000 you pay 1.5%, on $36,001 to $97,000 you pay 1.75%, on $97,001 to $364,000 you pay 3.5%, on $364,001 to $1,212,000 you pay 4.5%, on $1,212,001 to $3,554,616 you pay 5.5%, and above $3,554,616 you pay 7% on the excess (premium property duty). For a $750,000 property, the total is approximately $29,240. First home buyers pay $0 on properties up to $800,000 under the First Home Buyers Assistance Scheme.
What is the foreign buyer surcharge in each state?
Foreign buyers pay an additional surcharge on top of standard stamp duty. As of 2026: NSW 9% (highest in Australia, raised from 8% in January 2025), VIC 8%, QLD 8%, TAS 8%, WA 7%, SA 7%. The ACT and NT do not charge a foreign buyer surcharge, making them the most affordable states for overseas purchasers on this measure. The surcharge is calculated on the full purchase price, not just the amount above a threshold — on a $1,000,000 NSW property, the 9% surcharge alone adds $90,000.
When does stamp duty need to be paid after buying a property?
Deadlines vary by state: NSW requires payment within 3 months of the contract date, VIC within 30 days of settlement, QLD within 30 days of a liability notice, WA within 30 days of assessment, SA at or before settlement, TAS within 3 months of settlement, ACT within 14 days of lodging the title registration, and NT within 60 days of signing the contract. Your solicitor or conveyancer handles this as part of the settlement process in most cases. Late payment attracts interest and penalties.
Is stamp duty payable on vacant land in Australia?
Yes, stamp duty is payable on the purchase of vacant land in all Australian states and territories. However, the dutiable value for vacant land is typically the land purchase price only — not the cost of any future construction. This means a buyer purchasing a $250,000 block separately from a $350,000 build contract pays duty only on $250,000, not $600,000. Some states have specific first home buyer concessions for vacant land purchases. In QLD, first home buyers of vacant land used to build a first home may qualify for the first home concession. In WA, separate land purchases attract standard transfer duty rates.
Are there stamp duty concessions for pensioners in Australia?
Yes, pensioner concessions are available in some states. Tasmania offers a 50% stamp duty concession for eligible buyers aged 60 or over purchasing a home valued under $600,000 as their principal residence. The ACT offers stamp duty relief for eligible pensioners and concession card holders under its Pensioner Duty Concession Scheme. Victoria also has pensioner concession provisions. NSW, QLD, WA, SA, and NT do not offer specific stamp duty concessions based on age or pension status. Always check the relevant state revenue office for current eligibility rules as these schemes are periodically updated.

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Disclaimer
This calculator provides estimates only and is intended for general information and budgeting purposes. Stamp duty calculations are based on 2025-26 financial year rates sourced from official Australian state and territory revenue offices. Rates, thresholds, concessions, and surcharges are subject to change by state and territory governments. This tool does not account for all possible circumstances, exemptions, or eligibility criteria that may apply to your individual situation. Results should not be relied upon as legal, financial, or tax advice. Always verify your stamp duty liability directly with the relevant state or territory revenue office and seek advice from a qualified solicitor, conveyancer, or financial adviser before exchanging contracts on any property purchase.

Calculation methodology sourced from official government publications. See our Editorial Policy for how we build and maintain our calculators.