How to use the stamp duty calculator (australia)
- Choose the state or territory where the property is.
- Enter the property value (the price, or the market value if it is higher).
- Choose the property type and whether you will live in it or buy it as an investment.
- Tick first home buyer or foreign purchaser if they apply.
- Read the estimated duty, the schedule and effective date used, and follow the source links to confirm with the revenue office.
Worked example
Official worked examples reproduced by the calculator
NSW, $1,350,000 at general rates: $52,237 + ($1,350,000 − $1,290,000) × 5.5% = $55,537 (Revenue NSW). Queensland, $850,000 at general rates: $31,275. Queensland, $550,000 home to live in: $10,600 with the home concession, against $17,775 at general rates. Queensland first home buyer, $700,000 established home: $0 (all from the Queensland Revenue Office). Victoria, $700,000 first home: ($700,000 − $600,000) ÷ $150,000 × $37,070 = $24,713.
How it works
Each state publishes a bracket schedule: a base amount plus a marginal rate on the value above the bracket threshold. The calculator applies each jurisdiction’s own rounding: NSW, Queensland, SA, WA, Tasmania and the ACT charge per $100 or part of $100; Victoria rounds to the nearest dollar (50 cents rounds down); the NT uses the formula 0.06571441 × V² + 15 × V (V = value ÷ 1,000) up to $525,000, then a flat percentage of the whole value, rounded down to 5 cents. Owner-occupier schedules, first home buyer exemptions and concessions, and foreign purchaser surcharges are applied as published. Rules were retrieved from official sources on 25 September 2026.
Assumptions
- Only rules verified against an official revenue office or legislation source are used. Where a scenario depends on a rule we could not verify, no figure is shown and the official source is linked instead.
- Foreign purchaser results assume every buyer is a foreign person and use general rates plus the surcharge.
- Concession eligibility (residence, prior ownership, citizenship) is assumed to be met when you tick the box.
- Off-the-plan, pensioner, and other special concessions are not modelled.
Frequently asked questions
Is stamp duty the same as transfer duty?
Yes. Most states now call it transfer duty (land transfer duty in Victoria, conveyance duty in the ACT and SA), but it is the same tax on buying property.
Why does the calculator sometimes not give a figure?
We only show an estimate when every rule it depends on was checked against an official source. For example, the NSW first home buyer concession between $800,000 and $1,000,000, ACT investor rates from 1 July 2026 and any Tasmanian first home concession could not be verified, so we link the revenue office instead.
Do first home buyers pay stamp duty?
It depends on the state, the value and the property type. For example, NSW exempts homes up to $800,000, Victoria up to $600,000, Queensland established homes up to $700,000 and new homes at any value, and SA new homes at any value. SA gives no relief on established homes and the NT has no first home duty concession.
What costs are not included?
Transfer and mortgage registration fees, lenders mortgage insurance, legal, conveyancing and inspection costs are all extra.
When is stamp duty paid?
Usually at or shortly after settlement, within a deadline set by each state. Your conveyancer normally arranges payment.
Limitations
- An estimate only. Confirm duty with the state revenue office before you rely on it.
- Rates and thresholds change, often on 1 July. This version uses rules retrieved on 25 September 2026.
- Does not model off-the-plan concessions, mixed foreign and local buyers, partial interests or commercial property.