Stamp duty calculator
Pick your state, enter the price, and say who's buying. You'll see the duty straight away, plus what a first home buyer or an investor would pay on the same place.
Same price, every buyer type
How stamp duty is worked out
Each state uses a sliding scale: a fixed amount for the value up to a threshold, plus a rate on every $100 above it. Concessions for homes and first home buyers then knock some or all of it off.
duty = base amount + rate × (price − threshold)Worked example
A $750,000 home in NSW you'll live in (not your first): $11,602 + 4.5% × ($750,000 − $387,000) = $27,937. If it's your first home, it's under $800,000, so the duty is $0.
The same $750,000 home in Victoria costs $2,870 + 6% × $620,000 = $40,070, while a first home buyer pays $40,070 × ($750,000 − $600,000) ÷ $150,000, which is also $40,070 because $750,000 is the top of the concession range. At $650,000, they'd pay $11,357.
Rates used (contracts from 1 July 2026, checked 4 Nov 2026)
| State | Top marginal rate | First home buyers | Source |
|---|---|---|---|
| NSW | 5.5% (7% above $3.87m) | $0 up to $800k, phased to $1m | Revenue NSW |
| VIC | 6% (5.5% of whole value $960k–$2m) | $0 up to $600k, phased to $750k | SRO Victoria |
| QLD | 5.75% | Established: $0 up to $700k, phased to $800k. New: $0 | QRO |
| WA | 5.15% | $0 up to $600k, $16.15 per $100 above that to $800k | RevenueWA |
| SA | 5.5% | New home or land: $0. Established: full duty | RevenueSA |
| TAS | 4.5% | Relief for established homes ended 30 June 2026 | SRO Tasmania |
| ACT | 6.4% (4.54% flat above $1.455m) | $0 under the Home Buyer Concession Scheme (no caps from 1 July 2026) | ACT Revenue |
| NT | 4.95% of whole value ($525k–$3m) | No duty concession (grants instead) | Territory Revenue Office |
Common questions
Who pays stamp duty?
The buyer. It's a state or territory tax on buying property, usually due at or soon after settlement, and it's one of the biggest upfront costs after the deposit.
Do first home buyers pay stamp duty?
Often not, or much less. NSW charges nothing up to $800,000, Victoria up to $600,000, WA up to $600,000 and Queensland up to $700,000 for an established home. Queensland and SA charge nothing on a new first home at any price. In the ACT, eligible buyers under the Home Buyer Concession Scheme pay nothing from 1 July 2026. Tasmania's first home relief for established homes ended on 30 June 2026, and the NT has no first home duty concession. Eligibility rules apply in every state.
Is stamp duty worked out on the price or the value?
On the dutiable value, which is normally the price you pay or the market value, whichever is higher.
Does this include foreign buyer surcharges or transfer fees?
No. Foreign purchaser surcharges (for example 9% in NSW and 8% in Victoria and Queensland), mortgage and transfer registration fees, and off-the-plan or pensioner concessions aren't included.
How accurate is this?
It uses each state revenue office's published rates and first home rules for contracts signed from 1 July 2026, checked on 4 Nov 2026. Revenue offices round slightly differently, so expect small differences of a few dollars. Always confirm with the official calculator before you sign.