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Stamp Duty Comparison Calculator

Calculator

Compare stamp duty costs across all Australian states and territories side by side. See how much you'd save buying the same property in a different state.

Free to useNo data storedAI insightsUpdated: February 2026

Stamp duty varies wildly across Australia — the same $800,000 property can cost you $10,000 in the ACT or $32,000 in NSW. First home buyers can save $10,000-$30,000+ through concessions, and some states are transitioning to annual land tax instead. This calculator compares every state and territory side by side so you can see exactly how much you'd pay — and potentially save — when buying property in Australia.

Enter Your Details

Enter Your Details

$

Purchase price or market value

Purpose affects stamp duty rates and concessions

First home buyers get significant stamp duty concessions

Foreign buyers pay a surcharge of 4-8% in most states

Select the state you're most interested in

Real-World Examples

$800K Property — State Comparison

Comparing stamp duty on an $800,000 owner-occupied home across major states.

NSW: ~$31,490. VIC: ~$43,070 (incl. premium). QLD: ~$21,850. WA: ~$31,355. SA: ~$35,330. TAS: ~$28,510. ACT: ~$23,400. NT: ~$35,245. Buying in QLD saves ~$21,000 vs VIC.

Frequently Asked Questions

Glossary

Stamp Duty / Transfer Duty
A state government tax charged on property purchases, calculated as a percentage of the purchase price or property value.
Foreign Buyer Surcharge
An additional duty (4-8%) charged to non-Australian citizens or permanent residents purchasing property.
First Home Owner Grant (FHOG)
A government grant of $10,000-$30,000 for eligible first home buyers, separate from stamp duty concessions.

Disclaimer: This calculator provides estimates only and should not be relied upon for financial decisions. Interest rates, fees, and policies change frequently. Always verify information with lenders directly. This is general information, not personal financial advice. Consider seeking advice from a licensed mortgage broker or financial advisor.

Last updated: February 2026

How to Use
  1. Enter the property value you're considering.
  2. Select the property type (residential, investment, or land).
  3. Indicate if you're a first home buyer for concession calculations.
  4. Select your primary state of interest.
  5. Get a side-by-side comparison showing stamp duty, concessions, and total government costs for all states.
Key Information
  • NSW stamp duty ranges from 1.25% to 7% with a premium rate above $3M.
  • VIC has an extra 1% premium for properties over $960K and is transitioning to annual land tax.
  • QLD offers the most generous first home buyer concessions (full exemption up to $700K).
  • ACT is phasing out stamp duty completely, replacing it with higher annual rates.
  • Foreign buyers pay an additional 4-8% surcharge depending on the state.
Pro Tips
  • Time your purchase — stamp duty thresholds often change at the start of the financial year.
  • In the ACT, consider the annual rates vs stamp duty trade-off for long-term vs short-term holds.
  • Off-the-plan purchases can attract stamp duty savings as you only pay on land value in some states.
  • First home buyers: check both the stamp duty concession AND the First Home Owner Grant — they stack.
Avoid These Mistakes
  • Forgetting to budget for stamp duty — it's often 3-5% of the purchase price on top of the deposit.
  • Not claiming first home buyer concessions — many buyers don't realise they're eligible.
  • Ignoring foreign buyer surcharges on behalf of overseas relatives or PR holders.
  • Assuming stamp duty is the same everywhere — it varies by tens of thousands between states.
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