Stamp Duty Calculator

How it works

Stamp duty (transfer duty) is a state tax on buying property, and each state and territory sets its own rates, concessions and foreign buyer surcharges. This calculator applies the rates each revenue office publishes for contracts from 1 July 2026, including first home buyer exemptions and concessions on established homes, and shows the same purchase in all eight states and territories.

1. 1Enter the purchase price
2. 2Select the state or territory where the property is
3. 3Choose Residential for a home you will live in, Investment for a rental, or Land for vacant land
4. 4Tick First Home Buyer or Foreign Buyer if either applies
5. 5See the duty, any concession applied, and the same purchase in every state

Worked examples

Questions people ask

When is stamp duty payable?

Each state's revenue office sets the deadline, tied to the contract or settlement date; its website gives the rule for your purchase. A conveyancer or solicitor can lodge the transaction and pay the duty as part of settlement.

Can I add stamp duty to my home loan?

That depends on the lender and the loan-to-value ratio. Borrowing the duty means a bigger loan and a higher LVR, which can bring Lenders Mortgage Insurance into play above 80%.

Do I pay stamp duty on off-the-plan purchases?

Some states have off-the-plan concessions: Victoria and WA each have one, and from 1 July 2026 the ACT charges owner-occupiers no duty on an off-the-plan unit. For first home buyers, SA exempts new and off-the-plan homes with no price cap and Queensland exempts new homes. This calculator treats every Residential purchase as an established home, so it doesn't apply new-home or off-the-plan rules.

The terms, in plain English

Stamp Duty (Transfer Duty)

A state government tax paid when buying property. The rate varies by state, property value and buyer type.

Foreign Buyer Surcharge

Extra duty on residential property bought by a foreign person: 7% to 9% of the value in the states that charge it.

Dutiable Value

The value duty is calculated on: the higher of the purchase price and the market value.

First Home Buyer Concession

A reduction in, or exemption from, duty for eligible first home buyers. Each state sets its own price limits and rules.

Official sources

• Revenue NSW: How to calculate transfer dutyrevenue.nsw.gov.au
• Revenue NSW: First Home Buyers Assistance Schemerevenue.nsw.gov.au
• State Revenue Office Victoria: Land transfer duty current ratessro.vic.gov.au
• State Revenue Office Victoria: First home buyer duty exemption or concessionsro.vic.gov.au
• State Revenue Office Victoria: Principal place of residence duty concessionsro.vic.gov.au
• Queensland Revenue Office: Transfer duty ratesqro.qld.gov.au
• Queensland Revenue Office: Home concessionqro.qld.gov.au
• Queensland Revenue Office: First home concessionqro.qld.gov.au
• Queensland Revenue Office: Additional foreign acquirer dutyqro.qld.gov.au
• WA Department of Treasury and Finance: Transfer duty assessmentwa.gov.au
• WA Government: Duties fact sheet, first home owner ratewa.gov.au
• WA Government: Foreign transfer dutywa.gov.au
• RevenueSA: Rate of stamp dutyrevenuesa.sa.gov.au
• RevenueSA: Stamp duty relief for eligible first home buyersrevenuesa.sa.gov.au
• RevenueSA: Foreign ownership surchargerevenuesa.sa.gov.au
• State Revenue Office Tasmania: Rates of dutysro.tas.gov.au
• State Revenue Office Tasmania: First home buyers of established homes duty reliefsro.tas.gov.au
• State Revenue Office Tasmania: Foreign investor duty surcharge ratessro.tas.gov.au
• ACT Revenue Office: Conveyance duty for non-commercial propertyrevenue.act.gov.au
• ACT Revenue Office: About the Home Buyer Concession Schemerevenue.act.gov.au
• NT Government: Stamp duty examples and ratesnt.gov.au

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