Australia Stamp Duty Calculator (NSW, VIC, QLD, WA)
Transfer duty on a property in NSW, Victoria, Queensland, Western Australia, South Australia or Tasmania at 2026–27 rates — first home buyer exemptions, owner-occupier concessions, new homes and vacant land, foreign purchaser surcharges and a state-by-state comparison.
How it works
Each state’s marginal schedule (e.g. NSW 2026–27: $11,602 + $4.50 per $100 over $387,000 up to $1.29m) · owner-occupiers: VIC concession $130k–$550k, QLD home concession rate · first home buyers: NSW exempt ≤ $800k (land ≤ $350k), VIC ≤ $600k, QLD ≤ $700k (new homes and land at any price), WA ≤ $600k (land ≤ $450k), SA new homes and land at any price, with concessions above · foreign purchasers: +7% to 9%
Transfer (stamp) duty is the largest upfront cost of buying in Australia — typically 3.5–5.5% of the price — and every state sets its own schedule. Rates are charged per $100 (or part) of the dutiable value, which is the higher of the price and the market value. NSW indexes its brackets every 1 July (for 2026–27 the 4.5% band runs from $387,000 to $1.29 million, and premium duty of 7% starts at $3.87 million); Victoria, Queensland, WA, SA and Tasmania have fixed schedules. Owner-occupiers get lower rates in Victoria (the principal place of residence concession between $130,000 and $550,000) and Queensland (the home concession rate). First home buyers pay no duty up to $800,000 in NSW, $600,000 in Victoria and WA, and $700,000 on established homes in Queensland, with sliding concessions above; Queensland and South Australia exempt first home buyers of new homes and vacant land at any price, and Tasmania’s exemption for established homes ended on 30 June 2026. Foreign purchasers pay an extra 7–9% of the price. The calculator applies the rules for your state, use, property type and buyer status, and compares the same purchase across all six states.
Worked example
$900,000 established home in NSW for an owner-occupier: $11,602 + 4.5% × $513,000 = $34,687 (3.85%). A first home buyer pays $34,687 − ($1,000,000 − $900,000) ÷ $200,000 × $30,187 = $19,594. The same home in Queensland costs $26,350 at the home concession rate, and in Victoria $49,070 at general rates (2,870 + 6% × 770,000).
Sources: Revenue NSW — How to calculate transfer duty (2026/27 rates) · Revenue NSW — First Home Buyers Assistance scheme · Queensland Revenue Office — Transfer duty rates · Queensland Revenue Office — Home and first home concession rates · WA Government — Duties fact sheet: first home owner rate · WA Government — Duties fact sheet: residential land (rates) · State Revenue Office Victoria — Land transfer duty current rates · RevenueSA — Rate of stamp duty · SRO Tasmania — Rates of duty
Frequently asked questions
Can stamp duty be added to the mortgage?
Only if your deposit is large enough to keep the loan within the lender’s loan-to-value limit; duty is paid from your funds at settlement. Use “Other upfront costs” to see the total cash you need.
Do first home buyers pay stamp duty on a new home?
In Queensland and South Australia, eligible first home buyers pay no duty on a new home or vacant land at any price. In NSW, Victoria and WA the same price thresholds apply to new and established homes, and a First Home Owner Grant may also be available for new builds.
Is duty cheaper if I live in the property?
In Victoria and Queensland, yes. Victoria’s principal place of residence concession lowers duty on homes between $130,000 and $550,000, and Queensland’s home concession rate saves $7,175 at most prices. NSW, WA, SA and Tasmania charge owner-occupiers and investors the same unless you are a first home buyer.
How much extra do foreign buyers pay?
A surcharge on residential property of 9% in NSW, 8% in Victoria, Queensland and Tasmania, and 7% in WA and SA, on top of normal duty. Foreign buyers generally cannot claim first home concessions.
Which states are not covered?
The ACT and Northern Territory. The ACT is phasing duty out in favour of rates and has removed duty for first home buyers from 1 July 2026; the NT uses a formula-based schedule. Check their revenue offices for those purchases.
Related calculators
Uses transfer duty rates for contracts signed in the 2026–27 financial year from each state revenue office. Concessions have eligibility conditions not checked here — confirm with Revenue NSW, the SRO (VIC/TAS), the QRO, WA Department of Finance, RevenueSA or your conveyancer. Educational estimate, not tax advice.