Australia Stamp Duty Calculator

This Australian stamp duty calculator estimates the transfer duty payable when you buy a residential property. Choose the state or territory, enter the purchase price and pick whether you are an investor, an owner-occupier or a first home buyer. It returns the duty, the effective rate, the upfront total and a state-by-state comparison at the same price.

General rates are the published schedules for NSW (the 2026-27 thresholds that apply to contracts from 1 July 2026; NSW re-indexes them every 1 July), Victoria, Queensland, Western Australia, South Australia, Tasmania and the Northern Territory. Owner-occupier concessions are applied for Queensland’s home concession rate and Victoria’s principal place of residence rate (up to $550,000). First home buyer relief is modelled for NSW (exempt to $800,000, concession to $1 million), Victoria (exempt to $600,000, reduced duty to $750,000) and Queensland established homes (exempt to $700,000, concession to $800,000, using the Queensland Revenue Office’s $10,000-band concession table). For NSW and Victoria the calculator phases the duty in along a straight line between the two limits, which is an approximation of each revenue office’s own concession formula. Queensland first home buyers of a brand-new home or vacant land pay no duty from 1 May 2025 whatever the price; that case, and first home buyer schemes in WA, SA, TAS and NT, are not modelled, so owner-occupier duty is shown instead. Queensland duty is charged per $100 or part of $100, so results can differ from the official figure by a few dollars.

The ACT is not included because it is moving to land tax and sets income-tested concessions each year. Foreign purchaser surcharges, off-the-plan concessions, land-only purchases, grants and mortgage registration and transfer fees are not included. Always confirm the final figure with your state revenue office or conveyancer.

Every state uses a sliding scale: each bracket has a fixed base amount plus a rate per $100 of value above the bracket’s lower threshold. For example, in NSW (2026-27) a $850,000 purchase falls in the $387,000–$1,290,000 bracket: $11,602 + $4.50 per $100 over $387,000. Victoria charges a flat 5.5% of the whole price between $960,000 and $2 million, and the Northern Territory uses the formula 0.06571441V² + 15V (V = price ÷ 1,000) up to $525,000.

Owner-occupier and first home buyer rates replace or reduce the general duty. In Queensland the first home concession is the home concession duty minus a fixed amount ($17,350 below $710,000, falling by $1,735 for each $10,000 band to nil at $800,000). For NSW and Victoria, where the concession phases out between two prices, this calculator scales the duty in a straight line from zero at the exemption threshold to the full amount at the upper limit — an approximation of the official concession formulas.