Free Australian property calculators

Australian Stamp Duty Calculator

Estimate stamp duty when buying property in Australia. Compare costs across states and territories, explore eligible concessions, and understand your upfront purchasing expenses.

All 8 states and territories
State-specific calculations
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All fields are needed for an accurate estimate. Nothing you enter leaves your browser.

State or territory

Property purchase price

The price or market value, whichever is higher, in whole dollars.

Property type

How will you use it?

Live in it Investment

Are you a first home buyer?

Yes No

Relief depends on eligibility rules we list with your result. Answering yes doesn't guarantee it.

Is any buyer a foreign person?

Yes No

Generally someone who is not an Australian citizen or permanent resident. Each state defines it slightly differently.

Contract date

The date contracts are exchanged decides which rules apply.

Estimated government duty · New South Wales

$ —

Enter a price to see your estimate.

1Choose the state and enter the price.
2Tell us about the property and the buyers.
3See the duty, any concessions and the total, with sources.

Official sources

Revenue NSW transfer duty calculator

Estimates only. OzStampDutyCalc is not affiliated with any government agency and does not give financial, legal or tax advice. Duty is assessed by your state or territory revenue office, so confirm your figures with them or a conveyancer before you rely on them.

How to use the calculator

1
Enter the price and location
Choose the state or territory and type the purchase price, or the market value if it's higher.
2
Add buyer and property details
Tell us the property type, whether you'll live there, and whether you're a first home buyer or a foreign purchaser.
3
Review your estimate
See the duty, the concessions we could apply, any surcharge and the total, with the official source for each figure.

Stamp duty by state and territory

Every state sets its own rates, concessions and surcharges. Each guide below has a calculator preset for that state, worked examples and links to the revenue office.

Stamp Duty Calculator

The Australian stamp duty calculator above estimates the transfer duty payable when you buy property in any of Australia’s 8 states and territories. Enter the purchase price, the state or territory, the property type and your buyer details, and the calculator applies that state’s current duty rates, concessions and surcharges for your contract date.

The calculator gives 4 main benefits: a duty estimate before you make an offer, a side-by-side view of owner-occupier stamp duty and investment stamp duty, a check of first home buyer concessions, and the official source behind every figure. First home buyers, property investors, owner-occupiers and foreign buyers use it to budget the upfront cost of a purchase alongside the deposit, conveyancer fees and loan costs.

The stamp duty calculator has 5 main parts: the state selector, the property value input, the buyer type questions, the calculation engine with each state’s duty rate table, and the results summary with concessions, the foreign buyer surcharge and links to each revenue office.

What is stamp duty?

Stamp duty is a state and territory government tax paid when you buy property in Australia. Each state names it differently: transfer duty in New South Wales (NSW), Queensland (QLD) and Western Australia (WA), land transfer duty in Victoria (VIC), property transfer duty in Tasmania (TAS), conveyance duty in the Australian Capital Territory (ACT), and stamp duty in South Australia (SA) and the Northern Territory (NT). The United Kingdom calls its version Stamp Duty Land Tax (SDLT).

Duty is charged on the dutiable value of the property, which is the purchase price or the market value, whichever is higher. The contract date decides which year’s rates apply.

How much is stamp duty?

Stamp duty on a $750,000 established home is between 2.6% and 5.3% of the price, depending on the state. At $750,000, an owner-occupier pays $19,208 in the ACT (2.6%) and $40,070 in Victoria (5.3%). The same purchase costs $27,937 in NSW (3.7%) and $35,080 in South Australia (4.7%).

Stamp duty payable depends on 6 factors:

State or territory. Each state sets its own duty rates and thresholds.
Property price. Most states charge duty in progressive bands, so the rate rises with the price.
Property type. Established homes, new builds, vacant land, farmland and commercial property are treated differently.
Property use. Owner-occupiers pay lower rates than property investors in Queensland, the ACT and, below $550,000, Victoria.
First home buyer status. NSW, Victoria, Queensland, Western Australia and South Australia offer first home buyer stamp duty relief, with value caps and residence rules. The ACT offers an income-tested Home Buyer Concession Scheme instead.
Residency. Foreign buyers pay a foreign buyer surcharge of 7% to 9% of the value in 6 states.

Stamp duty calculation example (state-by-state)

The stamp duty calculation example below shows owner-occupier stamp duty and investment stamp duty for an established home at 2 price points in every state and territory.

State	Property price	Owner-occupier stamp duty	Investment stamp duty
NSW	$750,000	$27,937	$27,937
NSW	$1,000,000	$39,187	$39,187
VIC	$750,000	$40,070	$40,070
VIC	$1,000,000	$55,000	$55,000
QLD	$750,000	$19,600	$26,775
QLD	$1,000,000	$30,850	$38,025
WA	$750,000	$29,740.50	$29,740.50
WA	$1,000,000	$42,615.50	$42,615.50
SA	$750,000	$35,080	$35,080
SA	$1,000,000	$48,830	$48,830
TAS	$750,000	$28,935	$28,935
TAS	$1,000,000	$40,185	$40,185
ACT	$750,000	$19,208	$22,200
ACT	$1,000,000	$33,958	$36,950
NT	$750,000	$37,125	$37,125
NT	$1,000,000	$49,500	$49,500

Established home, not a first home buyer, no foreign purchaser, contract dated 7 November 2026. Calculated with the same rules as our calculator. Excludes concessions you may qualify for and land title registration fees.

Owner-occupier stamp duty and investment stamp duty are the same in NSW, Western Australia, South Australia, Tasmania and the Northern Territory at these prices. Queensland and the ACT charge owner-occupiers less, and Victoria charges owner-occupiers less only up to $550,000.

Each state has its own stamp duty calculator page with worked examples and the official rules:

Who pays stamp duty in Australia?

The buyer pays stamp duty in Australia. The buyer of the property, or whoever receives the transfer of the property, is liable for duty unless an exemption applies. Stamp duty applies to 5 types of buyers in different ways:

First home buyers pay reduced or no duty below their state’s threshold, if they meet the residence and eligibility rules.
Owner-occupiers pay the standard residential rates, with lower owner-occupier rates in Queensland, the ACT and Victoria (below $550,000).
Property investors pay the general rates, with no investor concessions in any state.
Foreign buyers pay a foreign buyer surcharge on residential property: 9% in NSW, 8% in Victoria, Queensland and Tasmania, and 7% in Western Australia and South Australia. The ACT and the Northern Territory charge no surcharge on duty.
Off-the-plan purchasers pay duty under special rules in some states. Victoria offers an off-the-plan duty concession that reduces the dutiable value.

Foreign owners pay a land tax surcharge each year in most states. The land tax surcharge is separate from stamp duty.

How do you pay stamp duty?

You pay stamp duty to your state or territory revenue office, usually through your conveyancer or solicitor at settlement. The conveyancer or solicitor lodges the transfer, and the duty is paid from your funds before or at settlement. Payment deadlines differ by state:

NSW: within 3 months of the contract exchange date (Revenue NSW).
Tasmania: within 3 months of the dutiable transaction, usually settlement (State Revenue Office Tasmania).
ACT: 14 days after the transfer is registered (ACT Revenue Office).

Each state and territory has its own revenue office:

State or territory	Revenue office
NSW	Revenue NSW
Victoria	State Revenue Office Victoria
Queensland	Queensland Revenue Office
Western Australia	RevenueWA, in the WA Department of Treasury and Finance (formerly the WA Department of Finance)
South Australia	RevenueSA
Tasmania	State Revenue Office Tasmania
ACT	ACT Revenue Office (Revenue ACT)
Northern Territory	Territory Revenue Office, in NT Treasury

Stamp duty is not the only government charge at settlement. Land titles offices charge a transfer registration fee and a mortgage registration fee. In South Australia, the Lands Titles Office (LTO) lodgement fee and transaction fee appear in the property transfer fee calculator from Land Services SA, which the SA Department for Housing and Urban Development links to.

Can you avoid stamp duty in Australia?

Yes, you can avoid stamp duty in Australia in specific cases, mostly as a first home buyer below your state’s threshold. There are 3 main ways to pay no stamp duty:

First home buyer exemptions. NSW, Victoria, Queensland, Western Australia and South Australia offer full or partial first home buyer relief. Queensland and South Australia charge no duty on eligible new builds and vacant land, whatever the value. Our first home buyer stamp duty guide lists each state’s caps.
Spouse transfers. Most states exempt transfers of the family home between spouses or de facto partners.
Commercial land in South Australia. RevenueSA charges no stamp duty on conveyances of commercial and industrial land for contracts from 1 July 2018.

The first home owner grant is a separate payment for new builds. The grant does not reduce stamp duty.

The 2026–27 Federal Budget, released on 12 May 2026, announced investor tax changes that sit alongside stamp duty. The announced measures include negative gearing curbs on established homes bought by investors, with new builds keeping full negative gearing, and the replacement of the 50% Capital Gains Tax (CGT) discount with inflation-adjusted indexation and a 30% minimum tax rate on gains from 1 July 2027. The Budget announced a $2 billion Local Infrastructure Fund for housing infrastructure. These measures are announcements subject to legislation, and none of them changes state stamp duty.

For first home buyers

First home buyers

Every state except the NT offers first home buyers some help with duty, but the caps, property types and residence rules differ a lot. Being a first home buyer on its own doesn't guarantee a concession.

First home buyer guide

New versus established: SA and, for new homes and vacant land, QLD give full relief with no value cap, while SA gives none on established homes.
Value caps: NSW exempts homes to $800,000, VIC to $600,000 and WA to $600,000, each with a sliding concession above.
Residence rules: you'll generally need to move in within 12 months and live there for 6 to 12 months.
Grants are separate: First Home Owner Grants are paid on top of, not instead of, duty relief.

Stamp duty calculator FAQs

How do I calculate stamp duty?

To calculate stamp duty, find the band your property price falls in, multiply the amount above the band's starting point by the band's rate, and add the band's base amount. In NSW for 2026–27, a $900,000 home falls in the $387,000 to $1,290,000 band: $11,602 plus $4.50 for every $100 over $387,000, which is $34,687.

Most states round the price up to the next $100 before applying the rate. The stamp duty calculator does every step, including concessions and the foreign buyer surcharge.

Can I reduce my stamp duty amount?

Yes, you can reduce your stamp duty amount by qualifying for a concession, using a lower owner-occupier rate, or choosing a property type with relief. There are 4 practical ways:

Buy below your state's first home buyer threshold. The first home buyers page lists every state's cap.
Live in the property in Queensland, the ACT or Victoria (below $550,000), where owner-occupiers pay lower rates.
Buy a new build or vacant land as a first home buyer in Queensland or South Australia, where eligible buyers pay no duty at any price.
Check the off-the-plan concession in Victoria, which reduces the dutiable value of eligible off-the-plan purchases.

How can I get a stamp duty exemption?

To get a stamp duty exemption, meet every eligibility condition and claim the exemption through your conveyancer or solicitor before settlement. First home buyer exemptions have 4 common conditions:

No buyer or partner has owned residential property in Australia before.
At least one buyer is an Australian citizen or permanent resident.
You buy the property as an individual, not through a company or trust.
You move in within 12 months and live there for 6 to 12 months, depending on the state.

Each state's revenue office decides eligibility. Our state pages link to each official scheme.

What happens if I don’t pay the stamp duty?

If you don't pay stamp duty on time, the revenue office charges interest and penalty tax on the unpaid amount, and the land titles office does not register the transfer in your name until duty is paid. The duty debt remains yours as the buyer. Revenue offices can take recovery action on unpaid duty, so contact your state's revenue office before the due date if you can't pay.

Is stamp duty tax deductible in Australia?

No, stamp duty on a property purchase is not tax deductible in Australia. On your own home, stamp duty is a private cost. On an investment property, the Australian Taxation Office (ATO) treats stamp duty on the purchase as part of the property's cost base, which reduces your capital gain when you sell.

The 2026–27 Federal Budget announced that the 50% CGT discount will be replaced by indexation and a 30% minimum tax rate on gains from 1 July 2027. The cost base, including stamp duty, still reduces the gain under that announced system.

How much is Australian stamp duty?

Australian stamp duty on a $1,000,000 investment property is between $36,950 in the ACT (3.7%) and $55,000 in Victoria (5.5%). The amount depends on the state, the price, the property type and whether you're a first home buyer, owner-occupier, investor or foreign buyer.

How much is stamp duty on a $500k house?

Stamp duty on a $500,000 established house bought to live in, without first home buyer relief, is between $8,408 in the ACT and $23,928.60 in the Northern Territory for contracts signed in November 2026:

NSW: $16,687
Victoria: $21,970
Queensland: $8,750
Western Australia: $17,765
South Australia: $21,330
Tasmania: $18,247.50
ACT: $8,408
Northern Territory: $23,928.60

Is stamp duty payable on transfer of property between family members?

Yes, stamp duty is payable on most transfers of property between family members, calculated on the property's market value rather than the price paid or a gift value. The revenue office usually asks for a valuation from a registered valuer. Most states exempt transfers of the family home between spouses or de facto partners, and some exempt transfers under a family law order.