Estimate stamp duty, transfer duty and total property purchase costs for every Australian state and territory with first home buyer concessions, foreign buyer surcharge and investment property calculations.
📖 10 min read · ⏱️ Calculator time: ~30 seconds · Covers all 8 states & territories
| Cost | Amount |
|---|
This is an estimate for planning purposes only. Confirm the exact figure with your state revenue office or conveyancer before settlement.
Set "Foreign purchaser?" to Yes above to see the additional surcharge.
Stamp duty — officially called transfer duty or land transfer duty in most states — is a one-off tax charged by state and territory governments whenever property changes hands.
It's calculated as a percentage of the purchase price (or the property's market value, whichever is higher) and must generally be paid at or shortly after settlement, before the property title transfers into your name.
Because each state and territory sets its own rates, thresholds and concessions independently, the same property price can trigger a very different stamp duty bill depending on where in Australia you buy — the calculator above lets you compare all of them in seconds.
Stamp duty (transfer duty) is a state government tax on property purchases. Rates vary significantly across states. First home buyers receive concessions or exemptions up to certain thresholds in most states.
| State | FHB exemption threshold | FHB concession threshold |
|---|---|---|
| NSW | $800,000 | $1,000,000 |
| VIC | $600,000 | $750,000 |
| QLD | $700,000 (concession) | — |
| WA | $600,000 (homes) / $450,000 (land) | $800,000 (homes) / $550,000 (land) |
| SA | No specific FHB stamp duty concession | — |
| ACT | Income-tested concession | — |
Stamp duty (transfer duty) is a state government tax on property purchases. Because each state sets its own rates, thresholds, and concessions independently, the same purchase price can attract dramatically different stamp duty amounts depending on where you buy.
This calculator covers all 8 Australian states and territories including WA and SA.
Most states use a progressive bracket system, similar to income tax — the rate increases as the property value rises, and each bracket only taxes the portion of the price that falls within it.
On top of the standard calculation, most states apply concessions for first home buyers below certain price thresholds, and several states apply an additional surcharge for foreign purchasers.
Victoria has some of the highest effective stamp duty rates in the country, with a progressive scale reaching 6.5% on the portion of value above $960,000.
First home buyers get a full exemption up to $600,000 and a tapering concession up to $750,000.
NSW uses a progressive bracket system topping out at 5.5% for the highest bracket. First home buyers are exempt up to $800,000 and receive a tapering concession up to $1,000,000.
The NSW First Home Buyer Choice property-tax option closed to new purchases from 1 July 2023 — existing participants remain in that scheme, but new first home buyers generally use the First Home Buyers Assistance Scheme (the stamp duty exemption/concession described above) instead.
Queensland uses three distinct duty schedules, all now supported by the calculator above. Investors pay the general rate, topping out at 5.75%.
Owner-occupiers (including non-first-home buyers who intend to live in the property) get the lower "home concession" rate — a $1.00-per-$100 rate on the first $350,000 instead of the general schedule, saving roughly $7,175 on a typical purchase.
Eligible first home buyers get the biggest benefit: established homes valued $700,000 or under pay zero duty, with a tapering concession between $700,000 and $800,000; new homes and vacant land purchased to build a first home are fully exempt with no price cap at all (from 1 May 2025).
Select the correct buyer type and property type above for an accurate figure — from 1 August 2026, QRO guidance indicates home and first-home concessions will generally require citizenship or permanent residency, so confirm current eligibility with the Queensland Revenue Office before relying on any figure.
WA's standard duty tops out at 5.15% above $725,000.
Following the WA Government's 2026-27 Housing Taxation Package (effective 7 May 2026), first home buyers are exempt up to $600,000 for new or established homes (up from $500,000) and receive a tapering concession up to $800,000.
Vacant land is exempt up to $450,000 with a tapering concession to $550,000. These thresholds changed multiple times through 2025-26 — always confirm the current figures with RevenueWA before relying on them.
SA applies a progressive scale up to 5.5% and, unlike most states, has no separate general first home buyer stamp duty exemption in this calculator's bracket structure — federal schemes such as the First Home Guarantee remain available to reduce the deposit needed.
Tasmania's standard rates top out around 4.5%, generally the lowest headline rates among the states.
Tasmania has periodically offered a temporary full first home buyer exemption on established homes — confirm current eligibility and thresholds with the State Revenue Office Tasmania before relying on it.
The ACT has been progressively phasing out conveyance duty since 2012 as part of a long-term tax reform replacing it with broad-based land tax, so effective rates are generally lower than most states at equivalent prices. First home buyers may also access an income-tested concession scheme.
The NT applies a notional formula for lower-value properties and a flat top rate around 5.45% above approximately $525,000, plus a first home owner discount.
Note: we're currently reviewing the accuracy of this calculator's NT formula — see the disclaimer in the Compare All States panel above, and confirm any NT figure directly with the Northern Territory Revenue Office in the meantime.
| Property Price | NSW | VIC | QLD | WA | SA |
|---|---|---|---|---|---|
| $500,000 | $17,235 | $25,070 | $15,925 | $17,555 | $21,330 |
| $650,000 | $23,985 | $34,070 | $22,275 | $24,455 | $29,580 |
| $750,000 | $28,485 | $40,070 | $26,775 | $29,210 | $35,080 |
| $900,000 | $35,235 | $49,070 | $33,525 | $36,860 | $43,330 |
| $1,200,000 | $49,055 | $70,600 | $49,525 | $52,160 | $59,830 |
Figures calculated using this page's own calculator for an owner-occupier purchasing an established home — use the calculator above for your exact price and buyer type.
| State | Full Exemption Threshold | Concession to | Notes |
|---|---|---|---|
| NSW | Up to $800,000 | $1,000,000 | Property tax option closed to new applicants 1 July 2023 |
| VIC | Up to $600,000 | $750,000 | Must be new or established |
| QLD | Full exemption up to $700,000 (established); no cap for new homes/vacant land | $800,000 (established, tapering) | Must move in within 1 year |
| WA | Up to $600,000 (homes) / $450,000 (land) | $800,000 (homes) / $550,000 (land) | Effective 7 May 2026; must live in for 12 months |
| SA | No separate FHB stamp duty exemption | — | Federal schemes available |
| ACT | Income-tested concession scheme | $1,020,000 | Must qualify on income |
Most states charge an additional foreign purchaser duty surcharge on top of standard stamp duty, applying to buyers who are not Australian citizens or permanent residents (New Zealand citizens are treated differently in some states — for example, QLD exempts them).
Approximate current rates: NSW 9%, VIC 8%, QLD 8%, TAS 8%, SA 7%, WA 7%, with the ACT and NT currently applying no surcharge. On a $1,000,000 property, an 8-9% surcharge alone can add $80,000-$90,000 on top of standard duty.
Foreign persons generally also need Foreign Investment Review Board (FIRB) approval before purchasing residential property.
Use the "Foreign purchaser?" toggle in the calculator above to see this estimated separately, and always confirm current rates with the relevant state revenue office since these change periodically.
In most states, investors pay the same standard stamp duty rates as owner-occupiers — first home buyer concessions simply don't apply, since investors aren't purchasing a principal place of residence.
Queensland is the notable exception: it has a separate, lower "home concession" rate for any owner-occupier (whether or not they're a first home buyer), so investors pay meaningfully more duty than an owner-occupier buying the identical property — the calculator above reflects this automatically for QLD.
The bigger difference for investors elsewhere is on the tax side: stamp duty isn't immediately deductible, but it forms part of the property's cost base for Capital Gains Tax purposes, reducing the taxable gain when the property is eventually sold.
Some states also apply different (often higher) rates or surcharges specifically to absentee/foreign investors on an annual basis via land tax, separate from the one-off stamp duty surcharge discussed above.
Stamp duty also applies to vacant land purchases.
The property type selector in the calculator above is now fully functional: selecting "Vacant land" applies the correct state-specific rules automatically — for example, in Queensland and WA it switches to the dedicated vacant-land first home buyer thresholds (uncapped in QLD from 1 May 2025; exempt up to $450,000 with a taper to $550,000 in WA).
In most other states, vacant land uses the same bracket rates as established homes, though first home buyer concessions typically require you to build and move in within a set timeframe (commonly 12-24 months) to retain the concession — always confirm the exact build-and-occupy conditions with your state revenue office.
A rough order of events from offer to settlement, and roughly when stamp duty is typically payable:
Stamp duty is one of the largest upfront costs in an Australian property purchase, and it varies enormously depending on your state, buyer type, and residency status.
Use the calculator above to get a realistic figure for your situation, check the First Home Buyer Savings and Foreign Purchaser Surcharge panels if either applies to you, and compare states side-by-side if you're weighing up where to buy.
Because rates and thresholds change periodically, always confirm your final figure with your state revenue office or conveyancer before settlement — and pair this calculator with our Mortgage and Borrowing Power calculators to see the complete picture of what a purchase will actually cost.
Stamp duty is just one piece of the puzzle. Work out the rest of your numbers with our other mortgage tools:
| Calculator | Purpose |
|---|---|
| Mortgage Calculator | Estimate your monthly, fortnightly or weekly repayments |
| Borrowing Power Calculator | Find your maximum loan amount based on income and expenses |
| Stamp Duty Calculator (this page) | Calculate transfer duty and total settlement costs by state |
| Home Deposit Calculator | Work out the deposit required and how long it takes to save |
| Mortgage Payoff Calculator | See how extra repayments cut your loan term and interest |
| Home Equity Calculator | Estimate usable equity in your current property |
How much is stamp duty on a $700,000 property in Australia?
For a non-first-home buyer purchasing an established property as an owner-occupier: approximately $26,235 in NSW, $37,070 in Victoria, $17,350 in Queensland (home concession rate), $27,265 in WA, and $32,330 in SA.
Queensland investors pay more (around $24,525) since the lower home concession rate only applies to owner-occupiers. These amounts vary significantly — Victoria is consistently among the highest states for equivalent property values.
Do first home buyers pay stamp duty in Australia?
Most states offer significant concessions or full exemptions for first home buyers.
NSW exempts properties up to $800,000; VIC exempts up to $600,000; QLD provides a full exemption up to $700,000 (uncapped for new homes/vacant land); WA exempts homes up to $600,000.
SA has no separate first home buyer stamp duty exemption but federal schemes are available.
Can stamp duty be added to my home loan?
Generally no. Most lenders do not include stamp duty in the home loan — it must be paid upfront at settlement from your own savings.
This is a critical planning consideration: stamp duty on a $750,000 property in NSW is approximately $28,485 that must be available at settlement in addition to your deposit and other costs.
Is stamp duty tax deductible?
For owner-occupiers, stamp duty is not tax deductible. For investment properties, it forms part of the property's cost base for CGT purposes — reducing your taxable gain when you eventually sell, but providing no immediate income tax deduction. Always confirm with your tax agent.
What exactly is stamp duty?
Stamp duty (transfer duty) is a one-off state government tax charged when property changes ownership, calculated as a percentage of the purchase price or market value, generally payable at or shortly after settlement.
How is stamp duty calculated?
Most states use a progressive bracket system — the rate increases as the property value rises, with each bracket taxing only the portion of the price within it, similar to income tax.
Concessions for first home buyers and surcharges for foreign purchasers are then applied on top.
Which Australian states charge stamp duty?
All 8 states and territories charge stamp duty (transfer duty) on property purchases — NSW, VIC, QLD, WA, SA, TAS, ACT and NT — though the ACT is progressively phasing out conveyance duty in favour of broad-based land tax.
Does each state have different stamp duty rates?
Yes, significantly.
Each state and territory sets its own rates, thresholds and concessions independently, so the same purchase price can result in a very different stamp duty bill depending on where you buy — compare all states instantly using the calculator above.
What concessions are available for first home buyers?
Most states offer a full exemption below a threshold (e.g. up to $800,000 in NSW, $600,000 in VIC, $700,000 for established homes in QLD) with a tapering concession up to a higher threshold.
Eligibility and thresholds vary — see the First Home Buyer Concessions table above.
Do property investors pay more stamp duty than owner-occupiers?
Generally no — investors pay the same standard rates as owner-occupiers, since first home buyer concessions simply don't apply to them. Some states apply separate annual land tax surcharges to investors, which is different from the one-off stamp duty.
How much is stamp duty in Victoria?
On a $700,000 established home as an owner-occupier, Victorian stamp duty is approximately $37,070 — among the highest of the larger states. First home buyers are exempt up to $600,000 with a tapering concession to $750,000.
How much is stamp duty in NSW?
On a $700,000 established home as an owner-occupier, NSW stamp duty is approximately $26,235. First home buyers are exempt up to $800,000 with a tapering concession to $1,000,000. The former annual-property-tax alternative closed to new applicants on 1 July 2023.
How much is stamp duty in Queensland?
On a $700,000 established home, an owner-occupier pays approximately $17,350 using the home concession rate, while an investor pays approximately $24,525 at the general rate — Queensland is the one state where owner-occupiers and investors pay meaningfully different amounts.
Eligible first home buyers pay $0 on established homes up to $700,000, and $0 with no cap at all on new homes or vacant land.
When do I actually pay stamp duty?
Stamp duty is typically assessed and paid shortly before or at settlement, once the contract has become unconditional. Exact timing rules vary by state — check with your conveyancer or the relevant revenue office.
What happens if I pay stamp duty late?
Late payment generally attracts interest and can incur penalty tax under most states' revenue legislation. If you anticipate a delay, contact the relevant revenue office as early as possible to discuss your options.
What other settlement costs should I expect besides stamp duty?
Budget for conveyancing/legal fees ($1,500-$3,000), building and pest inspections ($400-$800), Lenders Mortgage Insurance if your deposit is under 20% ($5,000-$35,000+), loan application fees, and moving costs. See the full breakdown in the calculator results above.
What is transfer duty?
Transfer duty is the official name most states now use instead of "stamp duty" — they refer to the same tax on property ownership transfers. The terms are used interchangeably in this guide and across most Australian sources.
Is stamp duty payable on vacant land?
Yes, generally at the same bracket rates as established homes in most states. First home buyer concessions on vacant land often require you to build and move in within a set timeframe (commonly 12-24 months) to keep the concession.
Do pensioners receive stamp duty concessions?
Some states offer targeted concessions for eligible pensioners downsizing their home, separate from first home buyer schemes. Availability and thresholds vary significantly by state — check with your state revenue office for current eligibility.
How do foreign buyer surcharges work?
Most states apply an additional surcharge on top of standard stamp duty for buyers who are not Australian citizens or permanent residents — approximately NSW 9%, VIC/QLD/TAS 8%, SA/WA 7%, with ACT and NT currently applying none. Toggle "Foreign purchaser?" in the calculator above to estimate this.
How accurate is this stamp duty calculator?
This calculator uses simplified 2026 bracket approximations for each state, and is a solid planning estimate for most established-home purchases.
Actual duty depends on the exact bracket rules, concessions and any surcharges that apply to your specific situation — always confirm the final figure with your conveyancer or state revenue office before settlement.
Does the calculator include foreign buyer surcharge in the main result?
No — the main "Stamp Duty" result shows standard duty only. Toggle "Foreign purchaser?" to Yes to see the estimated surcharge separately in the Foreign Purchaser Surcharge panel, then add the two together for your combined total.
What's the difference between stamp duty exemption and concession?
An exemption means no duty is payable at all, typically below a set price threshold. A concession means duty is reduced (but not eliminated), usually tapering out between the exemption threshold and a higher concession threshold.
Can I estimate stamp duty for a property in a state I haven't chosen yet?
Yes — use the "Compare All States" panel in the calculator above to see the duty for the same property price and buyer type across every state at once, which is useful when deciding where to buy.
Does stamp duty apply to new/off-the-plan properties differently?
Standard duty rates generally apply the same way, but several states offer enhanced first home buyer concessions specifically for new or off-the-plan homes (for example, some states offer no price cap on new-home concessions).
Select "New / Off-the-plan" as the property type above and check current state-specific rules.