Australian Stamp Duty Calculator
Work out stamp (transfer) duty on any property purchase in Australia for 2025-26. The calculator uses each state's exact duty scale, applies first-home concessions and the foreign-buyer surcharge, and compares what you'd pay across all eight states and territories.
$28,163 stamp duty (New South Wales, 2025-26)
Effective rate: 3.75% of the property value · Base duty: $28,163
Based on the New South Wales owner-occupier transfer-duty schedule for 2025-26.
Stamp duty as a share of your purchase
How each band builds your New South Wales duty
| Rate | Value from | to | In this band | Duty |
|---|---|---|---|---|
| 1.25% | $0 | $17,000 | $17,000 | $212.50 |
| 1.50% | $17,000 | $37,000 | $20,000 | $300.00 |
| 1.75% | $37,000 | $99,000 | $62,000 | $1,085.00 |
| 3.50% | $99,000 | $372,000 | $273,000 | $9,555.00 |
| 4.50% | $372,000 | $750,000 | $378,000 | $17,010.00 |
Same $750,000 live-in home, every state — where stamp duty costs least
| State / territory | Stamp duty | Effective rate |
|---|---|---|
| Australian Capital Territory | $19,208 | 2.56% |
| Queensland | $19,600 | 2.61% |
| New South Wales | $28,163 | 3.75% |
| Tasmania | $28,935 | 3.86% |
| Western Australia | $29,740 | 3.97% |
| South Australia | $35,080 | 4.68% |
| Northern Territory | $37,125 | 4.95% |
| Victoria | $40,070 | 5.34% |
2025-26 transfer/land transfer/conveyance duty rates verified against each state revenue office (Revenue NSW, SRO Victoria, Queensland Revenue Office, RevenueWA, RevenueSA, SRO Tasmania, ACT Revenue Office, NT Territory Revenue Office). Educational estimate for a standard residential purchase — first-home and foreign-buyer rules have eligibility conditions; confirm with the state revenue office or your conveyancer. How we calculate →
What is stamp duty in Australia?
Stamp duty — officially transfer duty, land transfer duty or conveyance duty — is a state tax you pay when you buy property. It's usually the biggest upfront cost after your deposit, and it's set entirely by the state or territory, not the federal government. Each of the eight has its own rate scale, its own first-home concessions and its own foreign-buyer surcharge, so the duty on the same priced home can differ by tens of thousands of dollars depending on where you buy.
Most states use a progressive scale: only the value inside each band is charged at that band's rate, plus a fixed base. The Northern Territory uses a formula instead, and the ACT applies a flat rate on the whole value above a threshold. Pick a state above to see the real 2025-26 duty, concessions and a side-by-side comparison.
First-home buyer concessions vary a lot by state
Every state helps first-home buyers, but the rules differ. NSW gives a full exemption up to $800,000 and a concession to $1,000,000; Victoria exempts up to $600,000 and tapers to $750,000; Queensland's established-home concession reaches $0 up to $700,000; Western Australia exempts to $500,000. Tasmania fully exempts established first homes up to $750,000 (until 30 June 2026). South Australia gives full relief only on new homes, and the ACT's scheme is income-tested rather than value-based. The calculator applies the value-based exemptions automatically and flags the rest.
Foreign buyers pay an extra surcharge in most states
If you're a foreign person buying residential property, most states add a surcharge on top of ordinary duty: 9% in NSW, 8% in Victoria, Queensland and Tasmania, and 7% in Western Australia and South Australia. The ACT and Northern Territory charge no foreign purchaser duty surcharge. Tick the foreign-buyer box to add it.
Frequently asked questions
How is stamp duty calculated in Australia?
Stamp (transfer) duty is a state tax on the property's value. Most states use progressive bands — each slice of value is charged at that band's rate plus a fixed base. The calculator applies the exact 2025-26 scale for the state you choose, then adds any foreign-buyer surcharge and subtracts first-home concessions.
Which Australian state has the cheapest stamp duty?
It depends on the price, but for a typical owner-occupier home the ACT and the lower-rate states are usually cheapest while NSW and Victoria are at the top end. Use the state-by-state comparison table in the calculator — it ranks all eight for your exact purchase price.
Do first home buyers pay stamp duty?
Often not, up to a threshold. NSW exempts homes up to $800,000, Victoria up to $600,000, Queensland up to $700,000 (established) and Tasmania up to $750,000 (established). Above those, a reduced concession usually applies. South Australia helps only new homes and the ACT uses an income test.
What is the foreign buyer stamp duty surcharge?
An extra duty on residential property bought by foreign persons: 9% in NSW, 8% in VIC/QLD/TAS, 7% in WA/SA, and none in the ACT or NT. It's charged on top of ordinary transfer duty.
Stamp duty calculators by state
Researched & verified by the Calcuris Data & Research Team. How we build and check our tools →