Stamp Duty Calculator (2026) – All Australian States
Estimate the stamp duty, transfer fees and any first-home concessions on your next property purchase in seconds. This stamp duty calculator covers every Australian state and territory, so you get a figure tailored to where you’re buying.
First-home buyer? Check your eligibility for concessions on our first home buyers page, or speak with a broker about your full purchase costs.
Calculators
Stamp Duty — Frequently Asked Questions
What is stamp duty?
Stamp duty (also called transfer duty) is a state government tax you pay when you buy property or land. The amount depends on the property’s value, the state or territory it’s in, and how you intend to use it.
How much stamp duty will I pay?
It varies by state and by purchase price. Use the calculator above to get an estimate for your state, then speak with a broker to confirm the exact figure for your situation.
Do first home buyers pay stamp duty?
Many states offer full or partial stamp duty concessions or exemptions for eligible first home buyers, usually up to a set property value. The calculator factors in first-home-buyer status where applicable.
Is there a surcharge for foreign purchasers?
Yes. Most states apply an additional foreign purchaser surcharge on top of standard stamp duty. Set the “Foreign Purchaser” option in the calculator to include it in your estimate.
When is stamp duty payable?
Stamp duty is generally due shortly after settlement, though exact timing differs by state. It’s an upfront cost, so it’s worth budgeting for it alongside your deposit.
That's your stamp duty. Now the real question — what can you actually borrow?
Leave your number and we’ll map out your real borrowing power and the sharpest rate you’d qualify for. Free, no obligation, no pressure.
Australian stamp duty rates 2026 — every state and territory
The calculator above does the maths for you. If you want to see exactly how your figure is built, here is the current rate schedule for each state and territory, taken directly from the government revenue office that sets it. These are the general rates for someone buying a home to live in who is not a first home buyer.
New South Wales
| Property value | Stamp duty |
|---|---|
| $0 – $18,000 | $1.25 for every $100 (minimum $20) |
| $18,001 – $38,000 | $225 + $1.50 for every $100 over $18,000 |
| $38,001 – $103,000 | $525 + $1.75 for every $100 over $38,000 |
| $103,001 – $387,000 | $1,662 + $3.50 for every $100 over $103,000 |
| $387,001 – $1,290,000 | $11,602 + $4.50 for every $100 over $387,000 |
| Over $1,290,000 | $52,237 + $5.50 for every $100 over $1,290,000 |
| Over $3,870,000 (premium) | $194,137 + $7.00 for every $100 over $3,870,000 |
The premium rate applies to residential property only. Above $3,870,000 it replaces the standard top rate, which is why buying at $4 million costs a lot more than the scale above would suggest.
Victoria
Home (principal place of residence) rate — up to $550,000
| Property value | Stamp duty |
|---|---|
| $0 – $25,000 | 1.4% of the value |
| $25,001 – $130,000 | $350 + 2.4% of the value over $25,000 |
| $130,001 – $440,000 | $2,870 + 5% of the value over $130,000 |
| $440,001 – $550,000 | $18,370 + 6% of the value over $440,000 |
General rate — above $550,000
| Property value | Stamp duty |
|---|---|
| $0 – $25,000 | 1.4% of the value |
| $25,001 – $130,000 | $350 + 2.4% of the value over $25,000 |
| $130,001 – $960,000 | $2,870 + 6% of the value over $130,000 |
| $960,001 – $2,000,000 | 5.5% of the whole value |
| Over $2,000,000 | $110,000 + 6.5% of the value over $2,000,000 |
Watch the $960,000 line. Above it the duty is a flat 5.5% of the entire purchase price, not just the amount over the threshold, so the bill jumps sharply at that point.
Queensland
Home concession rate — if you are living in it
| Property value | Stamp duty |
|---|---|
| Up to $350,000 | $1.00 for each $100 or part of $100 |
| $350,001 – $540,000 | $3,500 + $3.50 for every $100 over $350,000 |
| $540,001 – $1,000,000 | $10,150 + $4.50 for every $100 over $540,000 |
| Over $1,000,000 | $30,850 + $5.75 for every $100 over $1,000,000 |
General rate — investment and everything else
| Property value | Stamp duty |
|---|---|
| Up to $5,000 | Nil |
| $5,001 – $75,000 | $1.50 for each $100 over $5,000 |
| $75,001 – $540,000 | $1,050 + $3.50 for every $100 over $75,000 |
| $540,001 – $1,000,000 | $17,325 + $4.50 for every $100 over $540,000 |
| Over $1,000,000 | $38,025 + $5.75 for every $100 over $1,000,000 |
On a $700,000 home the concession is worth about $7,175. You have to claim it — it is not applied automatically.
South Australia
| Property value | Stamp duty |
|---|---|
| Up to $12,000 | $1.00 for every $100 or part of $100 |
| $12,001 – $30,000 | $120 + $2.00 for every $100 over $12,000 |
| $30,001 – $50,000 | $480 + $3.00 for every $100 over $30,000 |
| $50,001 – $100,000 | $1,080 + $3.50 for every $100 over $50,000 |
| $100,001 – $200,000 | $2,830 + $4.00 for every $100 over $100,000 |
| $200,001 – $250,000 | $6,830 + $4.25 for every $100 over $200,000 |
| $250,001 – $300,000 | $8,955 + $4.75 for every $100 over $250,000 |
| $300,001 – $500,000 | $11,330 + $5.00 for every $100 over $300,000 |
| Over $500,000 | $21,330 + $5.50 for every $100 over $500,000 |
Western Australia
| Property value | Stamp duty |
|---|---|
| $0 – $120,000 | $1.90 per $100 or part thereof |
| $120,001 – $150,000 | $2,280 + $2.85 per $100 above $120,000 |
| $150,001 – $360,000 | $3,135 + $3.80 per $100 above $150,000 |
| $360,001 – $725,000 | $11,115 + $4.75 per $100 above $360,000 |
| Over $725,000 | $28,453 + $5.15 per $100 above $725,000 |
There is a cheaper concessional rate, but only if the whole property is worth $200,000 or less, so in practice it almost never applies to a home purchase today.
Tasmania
| Property value | Stamp duty |
|---|---|
| Up to $3,000 | $50 |
| $3,001 – $25,000 | $50 + $1.75 for every $100 over $3,000 |
| $25,001 – $75,000 | $435 + $2.25 for every $100 over $25,000 |
| $75,001 – $200,000 | $1,560 + $3.50 for every $100 over $75,000 |
| $200,001 – $375,000 | $5,935 + $4.00 for every $100 over $200,000 |
| $375,001 – $725,000 | $12,935 + $4.25 for every $100 over $375,000 |
| Over $725,000 | $27,810 + $4.50 for every $100 over $725,000 |
Northern Territory
| Property value | Stamp duty |
|---|---|
| Under $525,000 | D = (0.06571441 × V²) + 15V, where V is the price divided by 1,000 |
| $525,000 – under $3,000,000 | 4.95% of the whole price |
| $3,000,000 – under $5,000,000 | 5.75% of the whole price |
| $5,000,000 and above | 5.95% of the whole price |
A worked example: on a $450,000 home, V is 450, so the duty is (0.06571441 × 202,500) + 6,750 = $20,057. Use the calculator above rather than doing this by hand.
Australian Capital Territory
| Property value | Stamp duty (owner-occupier) |
|---|---|
| Up to $260,000 | $0.28 per $100 or part thereof |
| $260,001 – $300,000 | $728 + $2.20 per $100 over $260,000 |
| $300,001 – $500,000 | $1,608 + $3.40 per $100 over $300,000 |
| $500,001 – $750,000 | $8,408 + $4.32 per $100 over $500,000 |
| $750,001 – $1,000,000 | $19,208 + $5.90 per $100 over $750,000 |
| $1,000,001 – $1,455,000 | $33,958 + $6.40 per $100 over $1,000,000 |
| Over $1,455,000 | Flat $4.54 per $100 on the whole price |
Foreign buyer surcharge — what each state charges on top
| State or territory | Surcharge | In place since |
|---|---|---|
| New South Wales | 9% | Current rate for 2026/27 |
| Victoria | 8% | 1 July 2019 |
| Queensland | 8% | 1 July 2024 |
| Tasmania | 8% | 1 April 2020 |
| South Australia | 7% | 1 January 2018 |
| Western Australia | 7% | 1 January 2019 |
| Northern Territory | None | — |
| Australian Capital Territory | None on the purchase | The ACT charges a 0.75% yearly land tax surcharge instead, from 1 July 2018 |
On an $800,000 apartment in Sydney a foreign buyer pays roughly $31,000 in normal stamp duty plus another $72,000 in surcharge. In Darwin the same buyer pays no surcharge at all.
Three things people get wrong
Stamp duty is not the only government cost. There is also a transfer or registration fee and usually a mortgage registration fee. They are small next to the duty, a few hundred dollars each, but they are real and they are due at settlement.
It is charged on the higher of price or market value. If a family member sells you a house below market value, the duty is worked out on what it is actually worth, not what you paid.
You generally cannot borrow it. Lenders will lend against the property, not against the tax on buying it, so stamp duty usually has to come out of your own savings on top of the deposit. This is the single most common reason a purchase falls short at the last minute.
Rates checked on 26 August 2026 directly against each state and territory revenue office, with the ACT and NT re-checked on 2 September 2026. Rates and thresholds change — NSW indexes its every 1 July — so confirm with the relevant revenue office or your conveyancer before you rely on a figure for a purchase. This is general information, not personal advice.