Australia stamp duty calculator 2026

Transfer duty, usually called stamp duty, is a state tax paid when you buy property. Each state and territory sets its own rates, concessions and surcharges, so the same home can cost thousands more or less in duty depending on where it is. The calculator uses each revenue office’s current schedule.

Example: a $750,000 home

State or territory	Home to live in	First home (established)	Investment
New South Wales	$27,937	$0	$27,937
Victoria	$40,070	$40,070	$40,070
Queensland	$19,600	$10,925	$26,775
Western Australia	$29,741	$24,225	$29,741
South Australia	$35,080	$35,080	$35,080
Tasmania	$28,935	$28,935	$28,935
ACT	$19,208	$0	$22,200
Northern Territory	$37,125	$37,125	$37,125

First home buyers of a new home pay no duty at any price in Queensland and South Australia.

First home buyers, state by state

• New South Wales: no duty up to $800,000; reduced duty up to $1 million.
• Victoria: no duty up to $600,000; reduced duty up to $750,000.
• Queensland: new homes pay nothing, with no price cap. Established homes pay nothing up to about $700,000, with the concession phasing out by $800,000.
• Western Australia: since 7 May 2026, no duty up to $600,000, then $16.15 per $100 above that up to $800,000.
• South Australia: no duty on new homes, off-the-plan apartments or land to build on, at any price. No relief for established homes.
• Tasmania: the exemption for established homes ended for settlements after 30 June 2026.
• ACT: since 1 July 2026, eligible buyers pay no duty at any price, with no income test. You (and your partner) must not have owned property in the past five years and must live in the home for a year.
• Northern Territory: no first home duty concession, but there is a house-and-land package exemption for new builds and the FreshStart grant.

Each scheme has extra conditions, such as living in the home for a set time and Australian citizenship or residency. Check them with your state’s revenue office before relying on a concession.

Homes you’ll live in

Some states charge less when you’ll live in the home: Victoria’s principal place of residence rates apply between $130,001 and $550,000, Queensland has a lower home concession schedule for owner-occupiers, Western Australia has lower rates for homes up to $200,000, and the ACT has separate owner-occupier and investor schedules.

Foreign buyer surcharges

State	Surcharge on the full price
New South Wales	9%
Victoria, Queensland, Tasmania	8%
Western Australia, South Australia	7%

The surcharge is paid on top of normal duty, even when a first home concession removes the normal duty. The ACT and Northern Territory don’t add a surcharge to transfer duty.

How accurate is it?

For standard purchases the results match each state’s published schedule. Two things can make the official figure slightly different: most states round duty up per $100 of value, and in the New South Wales ($800,000 to $1 million) and Victorian ($600,000 to $750,000) first home phase-out ranges the exact concession comes from the revenue office’s own calculator, so ours is marked as an estimate there. Your conveyancer or solicitor will confirm the final amount.

Sources

• Revenue NSW
• State Revenue Office Victoria
• Queensland Revenue Office
• RevenueWA
• RevenueSA
• State Revenue Office Tasmania
• ACT Revenue Office
• Northern Territory Government