Stamp Duty Calculator (All Australian States)
Calculate transfer duty on your next property purchase. Supports owner-occupier, investor, and first home buyer classifications across NSW, VIC, QLD, WA, SA, TAS, ACT, and NT using 2026-27 rates.
Rates reviewed: September 2026 (FY 2026-27)
Assumes an Australian citizen or permanent resident buyer.
Stamp Duty
$21,970
4.4%
Upfront Costs
$25,470
Duty + transfer fee $1,500 + conveyancing est. $2,000 (typically $1,500 to $2,500)
Net Purchase Cost
$525,470
Price + upfront costs
Disclaimer: Stamp duty rates and thresholds vary by state and change regularly. This is an estimate based on current rates. Primary residence uses each state's owner-occupier rates where one exists. Always consult a qualified accountant or conveyancer for accurate figures.
Rates checked 2026-09-28 for FY 2026-27. Sources: Revenue NSW thresholds and rates, Revenue NSW First Home Buyers Assistance Scheme, VIC SRO first home buyer duty exemption or concession, VIC SRO principal place of residence rates, VIC SRO land transfer duty, QLD transfer duty concessions, RevenueSA first-home buyer relief, WA first-home owner rate changes, ACT conveyance duty rates, ACT Home Buyer Concession Scheme 2026-27, TAS SRO first home buyer relief (ended 30 June 2026), NT house and land package exemption.
About stamp duty
Stamp duty (technically transfer duty in some states) is a state-based tax on property purchases, typically the largest upfront cost for an Australian property buyer, often 3-5% of the purchase price. Rates vary significantly by state and by buyer type. First home buyers get concessions in most states under specific price thresholds. Foreign buyers face surcharges.
See our stamp duty glossary entry for how it's treated at tax time, or run the borrowing capacity calculator to check how stamp duty affects your deposit requirement.
Frequently asked questions
How much is stamp duty in Australia?+
Stamp duty (transfer duty) rates vary by state. On a standard mid-price owner-occupier purchase, NSW, VIC, and QLD apply roughly 2.5-5.5% of the purchase price. On a $750,000 owner-occupied home that's roughly $20,000 to $40,000 depending on state. First home buyers usually receive concessions or exemptions under specific price thresholds.
Do first home buyers pay stamp duty?+
Most Australian states offer first home buyer stamp duty concessions or full exemptions, but thresholds vary. In NSW, first home buyers pay no duty on a home up to $800,000, or on vacant land to build on up to $350,000 (as at 2026). VIC, QLD, WA and SA each have their own schedules. From 1 July 2026 the ACT exempts eligible home buyers (anyone who has not owned property in the last five years) at any price, while Tasmania's established-home exemption has ended and the NT exempts only new house and land packages. Use this calculator with the First Home Buyer option selected to see your exact duty.
Is stamp duty tax deductible for investors?+
No, stamp duty isn't deductible in the year it's paid. Instead, it's added to the property's cost base, which reduces the capital gain (and therefore CGT) when the property is eventually sold.
Can I include stamp duty in my home loan?+
Most lenders don't allow stamp duty to be financed as part of the main loan. It's typically payable at settlement from your own funds, which means you need the cash on top of your deposit. Some lenders offer a separate unsecured loan for stamp duty, but interest rates are higher.
Which Australian state has the lowest stamp duty?+
ACT is transitioning away from stamp duty toward annual land tax, so upfront duty there is often lower than in other states. QLD and TAS typically have lower rates than NSW and VIC at the same price point, particularly for owner-occupiers. The exact ranking depends on purchase price and buyer type; use the calculator to compare.
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