The Finance Algorithm

Stamp Duty Comparison 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.

Updated October 2026Built and checked by MaverickHow it's calculatedReport an error

Your numbers

Updates as you type
$
$800k

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 up to 9% in most states

Select the state you're most interested in

The button asks our AI to explain these figures in words.

Your stamp duty

Stamp duty (NSW)

$30,187

3.77% of price

Concession

$0

None applies

Foreign surcharge

$0

included in the duty

Land registry fees for the transfer and the mortgage are extra. New-home, off-the-plan and vacant land concessions, and Victoria's principal place of residence concession, aren't applied.

What this property would cost in stamp duty everywhere else

Same purchase price and buyer flags: only the state changes. The highlighted bar is yours.

  • Your state
  • Other states
$30.2kNSW$43.1kVIC$21.9kQLD$32.3kWA$37.8kSA$31.2kTAS$22.2kACT$39.6kNT

How it works

Stamp duty varies a lot between states: on an $800,000 home, an owner-occupier pays about $21,900 in Queensland and $43,100 in Victoria. First home buyers can pay much less, or nothing, depending on the state, and in the ACT eligible first home buyers pay no duty with no price or income cap from July 2026. This puts every state and territory side by side for your price.

  1. 1Enter the property value you're considering.
  2. 2Select the property type (residential, investment, or land).
  3. 3Indicate if you're a first home buyer for concession calculations.
  4. 4Select your primary state of interest.
  5. 5Get a side-by-side comparison showing stamp duty, concessions, and total government costs for all states.

The figures today

The average new owner-occupier home loan was $842,000 in NSW and $664,000 in Victoria in the June quarter 2026, from the ABS. A two-bedroom unit on a new lease in NSW rents for a typical $785 a week.

House prices and loan sizesRents by postcode

Worked examples

$800K Property: State Comparison

Comparing stamp duty on an $800,000 home bought by an owner-occupier who isn't a first home buyer.

Property value
$800,000
Property type
Residential (owner-occupy)
First home buyer?
No
Foreign buyer?
No: Australian citizen/PR
Primary state to compare
NSW

NSW: $30,187. VIC: $43,070. QLD: $21,850 (home concession). WA: $32,316. SA: $37,830. TAS: $31,185. ACT: $22,158 (owner-occupier rates). NT: $39,600. Queensland is $21,220 cheaper than Victoria on the same price.

Questions people ask

Which state has the cheapest stamp duty?
For first home buyers, the ACT and SA (new homes only) offer full exemptions with no price cap. For other owner-occupiers, Queensland's home concession and the ACT's owner-occupier rates make them the cheapest at $800,000, and Victoria the dearest. The order changes with the price and the buyer, so compare at your own figures.
Can I avoid stamp duty?
First home buyers can get full exemptions in several states: some capped at a threshold (around $700K-$800K in NSW, QLD and WA), others uncapped (ACT for any first home since July 2026; SA for new homes and vacant land to build since June 2024, though SA has no concession at all for established homes). Off-the-plan concessions reduce the dutiable value in some states. Otherwise, stamp duty is unavoidable on property purchases.

The terms, in plain English

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 (0-9%, depending on the state) charged to non-Australian citizens or permanent residents purchasing property. ACT and NT currently charge none.
First Home Owner Grant (FHOG)
A state grant for first home buyers of new homes - $10,000 to $50,000 depending on the state, none in the ACT - separate from stamp duty concessions.

Official sources

Stamp Duty Calculator (Home Loan)

Detailed single-state stamp duty calculation.

Land Tax Calculator

Calculate ongoing land tax for investment properties.

Property Settlement Calculator

Total settlement costs including stamp duty.