Calculate stamp duty (transfer duty) for all eight Australian states and territories using 2026 rates, with first home buyer concessions and exemptions applied where the purchase may be eligible. The result includes a full line-by-line breakdown showing the base duty, any concession amount, and the final amount payable.

What is stamp duty and when do I have to pay it?

Stamp duty (officially called transfer duty in most states) is a tax charged by the state or territory government when property changes hands. It is generally an upfront cost on top of your deposit and purchase price, and most lenders will not let you add it to your loan, so it usually needs to be funded in cash. Payment is due at settlement, so the funds typically need to be ready before you get the keys.

How much could I save as a first home buyer?

First home buyer concessions vary significantly by state. In NSW, first home buyers may be eligible for a full exemption on properties up to $800,000, with a sliding scale reduction up to $1,000,000. In Victoria, the full exemption threshold is $600,000, tapering to $750,000. Queensland offers a full exemption on new homes and land with no price cap, and a full exemption on established homes up to $700,000. Western Australia and South Australia have their own rules - SA's exemption applies to new homes only with no price cap. The relevant state revenue office makes the final determination on your eligibility.

Does it matter whether I am buying a new or established property?

Yes - the property type can make a significant difference to how much duty you pay and what concessions may apply. In Queensland and South Australia, the full stamp duty exemption for first home buyers is only available on new homes and land, not established properties. In Western Australia, new homes attract a different concession path to established homes. Most other states apply their first home buyer exemptions to both new and established properties, though some distinctions apply. Toggle the property type in this calculator to see how it affects your estimate.

What is the price cliff warning and why does it matter?

In states with a sliding-scale concession (such as NSW, Victoria, Queensland, WA, and ACT), there can be a price point where paying a small amount more for a property means a disproportionately large increase in stamp duty. For example, in NSW the full exemption ends at $800,000 - a buyer at $820,000 pays stamp duty on the full amount rather than nothing. The calculator flags when your entered price is in one of these zones, and shows how much you could potentially save by negotiating the price down to the full-exemption threshold.

Are there extra costs for foreign buyers?

Yes. Foreign purchasers pay a surcharge on top of standard transfer duty in most states. The surcharge rates encoded in this calculator are 9% of the purchase price in NSW, 8% in Victoria and Queensland, 7% in WA and SA, and 8% in Tasmania. The ACT and NT do not currently apply a foreign purchaser surcharge. Toggle the Foreign Buyer option to see the surcharge included in your total estimate.

Does the ACT work differently from other states?

Yes. The ACT uses a scheme called the Home Buyer Concession Scheme, which is income-tested. As of 1 July 2024, the household income cap is $250,000 for buyers with no dependents, and it rises by $4,600 per dependent (up to 5 dependents). The full duty exemption applies on properties up to $1,020,000, with a sliding scale concession up to $1,455,000. If your income exceeds the cap for your family situation, no concession applies. Revenue ACT makes the final eligibility determination.

What other upfront costs should I budget for beyond stamp duty?

Stamp duty is usually the largest single upfront cost, but there are others to factor in. Government title transfer fees vary by state - for example, around $160 in NSW and $1,538 in Victoria. Conveyancing or legal fees are typically around $2,000 to $2,500. Building and pest inspections commonly cost around $600 to $1,000. Mortgage registration fees also apply in each state. This calculator includes an upfront cost summary so you can see all of these together alongside your stamp duty estimate.