Stamp Duty Calculator Australia — All States and Territories (2026)
This article provides general information only and does not constitute financial advice. For advice tailored to your situation, consult a licensed financial adviser. Learn more.
Contents
Calculate the stamp duty (transfer duty) payable on a property purchase in any Australian state or territory. Select your state, enter your purchase price, and choose your buyer type to see an instant estimate.
Stamp Duty Calculator
Stamp Duty Rates by State — 2026
Stamp duty (formally known as transfer duty in most states) is a state government tax paid on property purchases. Every Australian state and territory has different rates, thresholds, and concessions.
NSW Stamp Duty Rates
| Property value | Duty payable |
|---|---|
| $0 – $17,000 | $1.25 per $100 |
| $17,001 – $36,000 | $212 + $1.50 per $100 over $17,000 |
| $36,001 – $97,000 | $497 + $1.75 per $100 over $36,000 |
| $97,001 – $364,000 | $1,564 + $3.50 per $100 over $97,000 |
| $364,001 – $1,168,000 | $10,909 + $4.50 per $100 over $364,000 |
| $1,168,001 – $3,505,000 | $47,125 + $5.50 per $100 over $1,168,000 |
| Over $3,505,000 | $175,542 + $7.00 per $100 over $3,505,000 |
NSW first home buyer exemption: Full exemption on homes up to $800,000 (as at 2026). Partial concession applies between $800,001–$1,000,000. For a new home, an additional exemption may apply up to $1,000,000. Verify with Revenue NSW.
VIC Stamp Duty Rates
| Property value | Duty payable |
|---|---|
| $0 – $25,000 | 1.4% |
| $25,001 – $130,000 | $350 + 2.4% of excess |
| $130,001 – $960,000 | $2,870 + 6.0% of excess |
| Over $960,000 | 5.5% of total value |
VIC first home buyer concession: Full exemption on properties up to $600,000. Partial concession on $600,001–$750,000. No concession above $750,000.
QLD Transfer Duty Rates
| Property value | Duty payable |
|---|---|
| $0 – $5,000 | Nil |
| $5,001 – $75,000 | 1.5% of excess over $5,000 |
| $75,001 – $540,000 | $1,050 + 3.5% of excess |
| $540,001 – $1,000,000 | $17,325 + 4.5% of excess |
| Over $1,000,000 | $38,025 + 5.75% of excess |
QLD first home buyer concession: Full concession on homes up to $500,000. Partial concession $500,001–$550,000.
WA Duty Rates
| Property value | Duty payable |
|---|---|
| $0 – $80,000 | 1.9% |
| $80,001 – $100,000 | $1,520 + 2.85% of excess |
| $100,001 – $250,000 | $2,090 + 3.8% of excess |
| $250,001 – $500,000 | $7,790 + 4.6% of excess |
| $500,001 – $1,000,000 | $19,290 + 5.1% of excess |
| Over $1,000,000 | $44,790 + 5.15% of excess |
WA first home buyer exemption: Full exemption on homes up to $430,000. Partial concession $430,001–$530,000.
SA, TAS, ACT and NT
See the state-by-state guides for detailed rates:
First Home Buyer Stamp Duty Concessions by State
| State | Exemption threshold | Concession threshold | Notes |
|---|---|---|---|
| NSW | Up to $800,000 | $800,001–$1,000,000 | Full exemption on established and new homes |
| VIC | Up to $600,000 | $600,001–$750,000 | Full exemption |
| QLD | Up to $500,000 | $500,001–$550,000 | For new or established homes |
| WA | Up to $430,000 | $430,001–$530,000 | Established and new homes |
| SA | None | None | FHOG grant available instead |
| TAS | Up to $600,000 | — | 50% concession only |
| ACT | Concession varies | — | Based on income and property value |
| NT | Concession varies | — | Verify with NT Revenue Office |
Concession thresholds change annually. Always verify with your state revenue office prior to exchange.
Other Costs Beyond Stamp Duty
Stamp duty is typically the largest cost beyond the property purchase price, but it’s not the only buying cost. A $750,000 property in NSW will attract approximately $28,000–$30,000 in stamp duty. Total buying costs can add 5–7% on top of the purchase price when you include:
- Stamp duty / transfer duty
- Legal fees and conveyancing ($1,500–$3,000)
- Building and pest inspection ($500–$1,000)
- Loan application / establishment fees ($0–$700)
- Lenders Mortgage Insurance (if LVR > 80%)
- Council adjustments and utility adjustments at settlement
- Moving costs
See our total cost of buying a house guide for a full breakdown.
Stamp Duty vs Land Tax — ACT Reform
The ACT is the only Australian jurisdiction transitioning away from stamp duty. Under a long-running tax reform, the ACT has been phasing out stamp duty and replacing it with an annual property tax (general rates) applied to all properties. Buyers who purchase after the reform date in the ACT pay a lower upfront stamp duty but an ongoing annual land tax charge. See our ACT stamp duty guide for details.
FAQ — Stamp Duty Australia
When is stamp duty paid?
Stamp duty is typically paid at settlement (when the property legally transfers to you). Your conveyancer or solicitor will organise payment from your funds on settlement day. Some states require payment earlier for off-the-plan purchases.
Is stamp duty tax deductible?
For owner-occupiers, stamp duty is not tax deductible. For investment properties, stamp duty forms part of the property’s cost base for CGT purposes — it is not deductible in the year paid, but reduces the capital gain when you eventually sell. See our capital gains tax on property guide.
Can I add stamp duty to my home loan?
No. Lenders generally do not capitalise stamp duty into the home loan. You need genuine savings or available funds to cover stamp duty at settlement. Some lenders may allow a small amount of stamp duty to be covered by a redraw from an existing loan if you have equity, but this is uncommon.
Do I pay stamp duty on land separately?
If you purchase land and then build, you pay transfer duty on the land purchase. The construction contract itself is generally not subject to stamp duty (except in some circumstances in VIC). House and land packages may be structured to attract one combined duty payment — verify with your conveyancer.
Rates shown are indicative based on published government schedules as at April 2026. Stamp duty rates and concession thresholds change regularly. Always confirm the exact amount with your state revenue office or conveyancer before exchange. For advice tailored to your situation, speak with a licensed conveyancer, solicitor, or financial adviser. Find a financial adviser through MoneySmart.