Stamp Duty Calculator

Stamp duty — transfer duty, in most states’ own words — is a state tax on buying property, and each state and territory sets its own rates and concessions. It is charged on the dutiable value: the price, or the property’s market value if that is higher, including GST on a new home.

Most states use a sliding scale, where each slice of the price is taxed at a higher rate than the slice below it. In NSW, a $750,000 home attracts $11,602 on the first $387,000 and 4.5% of the $363,000 above that — $27,937 in all, or 3.7% of the price. Victoria charges 6% on everything between $130,000 and $960,000, which is why its duty on a $750,000 home is the highest in the country.

The same established home, bought to live in — first by someone who has owned a home before, then by a first home buyer. Between the cheapest state and the dearest, the duty differs by $20,862.

In Victoria, $750,000 is exactly where the first home buyer concession runs out. Queensland and South Australia keep their biggest concessions for new homes: choose New in the calculator and both fall to nothing.

• New South Wales. No duty on a new or existing home up to $800,000, and a concession up to $1 million. On vacant land, no duty up to $350,000 and a concession up to $450,000.
• Victoria. No duty up to $600,000, and a concession that shrinks to nothing at $750,000.
• Queensland. No duty on a new home, or on vacant land to build one on, at any price. An established home is charged at the home concession rate less a first home concession of up to $17,350 — enough to mean no duty up to $700,000 — which runs out at $800,000.
• Western Australia. Since 7 May 2026, no duty on a new or established home up to $600,000, and a concessional rate up to $800,000. On vacant land, no duty up to $450,000 and a concessional rate up to $550,000.
• South Australia. No duty on a new home or land to build on, at any price, for contracts from 13 February 2025 — but no relief on an established home.
• Tasmania. The exemption for first home buyers of established homes does not apply to settlements after 30 June 2026, so the calculator charges the standard rate.
• The ACT. Since 1 July 2026, the Home Buyer Concession Scheme charges eligible buyers no duty at any price and on any income. It is not limited to first home buyers: the key tests are that no one buying has owned property in the past five years, and that you live in the home.
• The Northern Territory. No first home buyer duty concession — help comes through grants. A new house-and-land package bought from a builder under a contract signed by 30 June 2027 may be exempt under the House and Land Package Exemption.

Four states and territories charge less when you will live in the home, whether or not it is your first.

• Queensland. The home concession rate, at any price: $19,600 on a $750,000 home, against $26,775 for an investor.
• The ACT. A lower owner-occupier rate up to $1,455,000: $19,208 on a $750,000 home, against $22,200.
• Victoria. The principal place of residence concession, on homes up to $550,000, worth up to $3,100.
• Western Australia. A concessional rate on a home worth $200,000 or less.

New South Wales, South Australia, Tasmania and the Northern Territory charge a home you live in at the same rate as an investment, apart from their first home buyer schemes and narrower concessions this calculator does not model.

• Foreign purchaser surcharges. Most states charge extra duty when a foreign person buys residential property, on top of these figures.
• Pensioner, senior and downsizer concessions, which several states offer, each with its own conditions.
• Off-the-plan concessions. Some states reduce the duty on a home bought off the plan, or give longer to pay it.
• Registration fees. The fees to register the transfer and your mortgage are charged separately from duty, and vary by state.
• The conditions. Concessions come with rules — usually that you move in within a set time and live there for a set period — and the revenue office can take a concession back if you do not meet them.

Duty is usually paid at settlement, through your conveyancer or solicitor. A lender works out your loan from the property’s value, so duty generally comes out of your own money alongside the deposit. If you already own property, the equity in it can cover the deposit and costs: the usable equity calculator shows how much of it you could use, and the borrowing power calculator what a lender might lend.

On a home, duty is not tax deductible. On an investment property it is not deductible either, but it is added to the property’s cost base — so it reduces the capital gain, and the tax, when you sell. The capital gains tax calculator counts it in the purchase costs.