Stamp duty calculator for Australia: every state and territory

Enter the price, pick the state or territory and say whether you will live in the home to see the duty and any concession.

The contract price, or the market value where that is higher.

Where the home is. Each state and territory sets its own duty.

Home rates and first home buyer rules need the buyer to live in the home.

In the ACT this also covers a buyer who has owned no property for the past 5 years.

Adds the surcharge a state charges a foreign person, as its law defines one.

Stamp duty to pay

0.00

Transfer duty plus any foreign purchaser surcharge, on the price entered.

Transfer duty
0.00
Foreign purchaser surcharge
0.00
Concession
0.00
Duty at the general rate
0.00
Share of the price
0.00%

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For information only, not financial, tax or legal advice.

Last updated . Method checked . Rates checked 2 November 2026. Methodology

Stamp duty, which revenue offices call transfer duty, is a tax the buyer of a home pays once, and each state and territory sets its own. This calculator holds the current rates of all eight, read on each revenue office's page or in the law, and works out the duty on the price you enter. It applies the lower rate a state gives a home the buyer will live in, the first home buyer exemption or concession where one exists today, and the extra duty a foreign purchaser pays on the whole price. The results show the duty, how much a concession saves against the general rate, the share of the price it comes to, and the rate band your price falls in. A second table lists every concession of that state, with the price where it ends. Tasmania and the Northern Territory have no first home buyer concession at the moment. Nothing you type leaves this tab.

How to use the Stamp Duty Calculator

  1. Enter the price of the home in Australian dollars.
  2. Pick the state or territory where the home is.
  3. Choose whether you will live in the home or rent it out. Tip: Only a home you live in gets the home rates and first home buyer rules.
  4. Tick First home buyer, and then pick an established or a new home.
  5. Tick Foreign purchaser if the surcharge applies, then read the duty and the rate table.

Worked example

A first home buyer in New South Wales buys an established home to live in for 900,000. They are an Australian citizen. All figures are AUD.

InputValue
Price of the homeAUD 900,000.00
State or territoryNew South Wales
BuyerFirst home buyer, a home to live in, established
 
Duty at the general rate = 11,602 + 4.5% x (900,000 - 387,000) = 11,602 + 23,085 = 34,687
Duty on 800,000, the top of the exemption = 11,602 + 4.5% x 413,000 = 30,187
The concession = (1,000,000 - 900,000) / 200,000 x 30,187 = 15,093.50
Duty to pay = 34,687 - 15,093.50 = 19,593.50, which is 2.18% of the price
Stamp duty to pay
AUD 19,593.50
Concession
AUD 15,093.50
Duty at the general rate
AUD 34,687.00
Share of the price
2.18%

Revenue NSW prints the same 19,593.50 for a 900,000 home in its First Home Buyers Assistance table. At 1,000,000 or more the concession is nil and the full duty applies.

How stamp duty is worked out

Band duty = fixed amount of the band + rate x (price - start of the band)
Whole price bands (Victoria above 960,000, the ACT above 1,455,000, the Territory from 525,000) = rate x price
Northern Territory up to 525,000 = 0.06571441 x V x V + 15 x V, where V = price / 1,000
First home buyer in New South Wales = duty - (1,000,000 - price) / 200,000 x duty on 800,000; Victoria = duty x (price - 600,000) / 150,000
Total = transfer duty + foreign surcharge rate x price

Stamp duty is a state tax, so the first thing the calculator does is pick up the table of the state or territory you choose. Each table lists price bands. The band your price falls in gives a fixed amount, which is the duty on all the bands below, plus a percentage of the part of the price above the start of that band. New South Wales and the Northern Territory work to the cent. Queensland, Western Australia, South Australia, Tasmania and the ACT charge per 100 dollars or part, so 1 dollar over a threshold is charged as a full 100. Victoria rounds the duty to the nearest dollar.

A home the buyer will live in can use a lower table. Victoria's applies only up to 550,000, Western Australia's only up to 200,000, while Queensland's home concession and the ACT owner occupier table have no ceiling. Above a ceiling the general table applies to the whole price, which is why the duty can rise sharply just past it.

First home buyer rules then replace or reduce that duty. New South Wales and Victoria taper the duty in between a nil point and a full point. Queensland takes a fixed amount off its home concession duty that shrinks every 10,000 from 710,000 to nil at 800,000, and charges nothing on a new home. Western Australia has its own rate up to 800,000. South Australia exempts a new home only, and the ACT Home Buyer Concession removes the duty for an eligible buyer at any price. The calculator never lets a concession raise the duty.

A foreign purchaser pays a surcharge on the whole price on top of the duty, with no first home relief on it. Queensland also requires an Australian citizen, a permanent resident or a specified foreign retiree for its first home concession from 1 August 2026, so the page leaves that concession out for a foreign buyer.

Every rate comes from one rates file read on each revenue office's site or in the legislation, checked on 2 November 2026. South Australia's table was read from a December 2025 archive copy of the RevenueSA page and matches the figures RevenueSA published in July 2026.

Frequently asked questions

How is stamp duty worked out in Australia?

Each state and territory has a table of price bands. Most charge a fixed amount for the bands below your price plus a percentage of the part above the start of your band. In New South Wales an 800,000 home pays 11,602 plus 4.5% of the 413,000 over 387,000, which is 30,187. Queensland, Western Australia, South Australia, Tasmania and the ACT count each part of 100 dollars as a whole 100.

Do first home buyers pay stamp duty?

It depends on the state. New South Wales charges nothing up to 800,000 and less up to 1,000,000; Victoria nothing up to 600,000 and less up to 750,000; Western Australia nothing up to 600,000 and a reduced rate to 800,000. The ACT charges an eligible buyer nothing at any price. Queensland and South Australia exempt a new home, and Tasmania and the Northern Territory have no first home concession now.

Is there a lower rate for a home I will live in?

In four places. Victoria has a principal place of residence rate for a home of 550,000 or less, so 500,000 costs 21,970 against 25,070. Queensland's home concession has no price cap and takes 500,000 down to 8,750. Western Australia's concessional rate stops at 200,000, and the ACT has a separate owner occupier table. New South Wales, South Australia, Tasmania and the Territory charge one rate.

How much extra does a foreign purchaser pay?

A surcharge on the whole price, added to the normal duty: 9% in New South Wales, 8% in Victoria, Queensland and Tasmania, and 7% in Western Australia and South Australia. On a 1,000,000 home in Sydney that is 90,000 on top of 39,187. The ACT and the Northern Territory have no surcharge on duty, although the ACT charges foreign owners a land tax.

Why does the duty jump at some prices?

A few tables move the rate onto the whole price at a threshold. In Victoria, above 960,000 the duty becomes 5.5% of the full price, so one dollar more adds about 130. The ACT switches to a flat 4.54% above 1,455,000, raising an owner occupier's duty but, for a buyer who will not live there, dipping it from 66,070 to 66,057.05 a dollar above. The Territory moves to 5.75% at 3,000,000. The calculator keeps these steps as the law writes them, and the rate table shows where they sit.

Guides for this tool

Stamp duty calculator by state or territory

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