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Australian Stamp Duty Calculator.

Calculate stamp duty for any Australian property in seconds. Compare all eight states side-by-side. First home buyer concessions, foreign buyer surcharges, and total cost-to-purchase — updated for early 2026 rates.

Buyer type
Stamp duty (transfer duty)
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—
Total cash to settle
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deposit + all costs

Stamp duty breakdown

Standard transfer duty—
Total stamp duty—

Other purchase costs

Mortgage registration$172
Title transfer fee—
Conveyancing & legals$2,500
Building & pest inspections$800
Lenders Mortgage Insurance—
Total other costs—
About these numbers. Stamp duty rates are approximations as at early 2026; verify with the relevant state revenue office before relying on them. First home buyer schemes may have income, residency, property-type, or off-the-plan-only restrictions. LMI is a heuristic estimate — actual quotes vary by lender, postcode, and loan size. Mortgage registration and title transfer fees are state-set and change periodically.

How $650,000 compares across Australia

Same purchase price. Same buyer type. Different state revenue offices.

Highlighted bar = your selected state. Includes FHB concessions and foreign-buyer surcharge if applicable.

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Background

What stamp duty actually is.

Stamp duty (called transfer duty in QLD, NSW, VIC, and most other states) is a state-government tax on the transfer of property ownership. It's paid by the buyer, usually within 30 days of contract or settlement, and goes to the state revenue office of the state where the property sits — not where the buyer lives.

Each state runs its own bracket system. The structure is consistent: a fixed dollar amount, plus a percentage of the value above each threshold. The result is a non-linear curve — buy at $499,000 instead of $501,000 in some states and you'll pay materially less duty because you stay under a bracket boundary. This is why the calculator above models exact bracket maths rather than a flat percentage.

Stamp duty is not deductible for owner-occupiers but is partially recoverable for investors as part of the property's cost base when calculating capital gain on sale. It is not a one-off operating expense in the way council rates are.

By state

Per-state notes.

The calculator above models the current bracket structure for every state and territory. Below is the practical version of what each state charges and the most common concessions.

Queensland (QLD)

The general rate (investor) starts at 1.5% above $5,000, rising to 5.75% above $1m. Owner-occupier buyers receive a home concession rebate (~$7,175). First home buyers are exempt up to $700k, with a phased concession to $800k.

Foreign buyer surcharge: 8% · Source: qro.qld.gov.au

New South Wales (NSW)

Bracketed from 1.25% to 7% (premium rate above $3.5m). First home buyers are exempt up to $800k, with a phased concession to $1m. Off-the-plan apartments may also qualify for deferred duty under separate schemes.

Foreign buyer surcharge: 9% · Source: revenue.nsw.gov.au

Victoria (VIC)

Among the highest in the country: 6% applies to most of the bracket above $130k, climbing to 6.5% above $2m. Principal-place-of-residence concessions are modest. First home buyers are exempt up to $600k, with a phased concession to $750k.

Foreign buyer surcharge: 8% · Source: sro.vic.gov.au

Western Australia (WA)

Generally cheaper than the eastern states for mid-priced property. Tops out at 5.15% above $725k. First home buyers are exempt up to $450k, with a phased concession to $600k.

Foreign buyer surcharge: 7% · Source: wa.gov.au

South Australia (SA)

Standard rates from 1% to 5.5% above $500k. SA abolished stamp duty for first home buyers on new builds in 2023 — older or established homes still attract some duty.

Foreign buyer surcharge: 7% · Source: revenuesa.sa.gov.au

Tasmania (TAS)

Tops out at 4.5% above $725k — among the lowest in Australia. First home buyers receive a 50% concession on duty for established homes up to $750k.

Foreign buyer surcharge: 8% · Source: sro.tas.gov.au

ACT

The ACT has been progressively lowering stamp duty since 2012 and replacing it with annual land taxes. Current residential rates run from 0.49% to 6.4%. ACT's first home buyer scheme is income-tested — verify eligibility before assuming.

Foreign buyer surcharge: 4% (limited application) · Source: revenue.act.gov.au

Northern Territory (NT)

NT uses a unique formula under $525k (a polynomial of property value), then percentage rates of 4.95% up to $3m, 5.75% to $5m, and 5.95% above. No foreign buyer surcharge currently applies.

Foreign buyer surcharge: 0% · Source: nt.gov.au

The full cost stack

How stamp duty fits into your total cost-to-purchase.

Stamp duty is the single biggest line item in your purchase costs, but it isn't the only one. Here is the full cost stack you'll meet between contract and settlement:

  • Deposit — typically 10–20% of purchase price; below 20% triggers Lenders Mortgage Insurance.
  • Stamp duty — modelled in the calculator above.
  • Mortgage registration fee — state-set, usually $150–$200.
  • Title transfer fee — state-set, usually $200–$400.
  • Conveyancing or solicitor fees — $1,500–$3,000.
  • Building and pest inspection — $500–$1,000.
  • Lenders Mortgage Insurance (LMI) — only if your loan-to-value ratio (LVR) exceeds 80%. Estimated by the calculator above when applicable.
  • Loan setup fees — typically $300–$700; varies by lender.
  • Strata report (apartments only) — $200–$400.
  • Pool inspection / electrical / specialist reports (where relevant) — $100–$500 each.

For an investor buying at $650,000 in QLD with a 20% deposit, the total cash to settle typically runs $155,000–$165,000. The calculator above gives an exact figure for your specific situation.

Common questions

Frequently asked questions.

Is stamp duty paid before or after settlement?
In every state, stamp duty must be paid within a defined window of the contract or settlement date — usually 30 days of settlement, though some states (such as VIC) require payment at or before settlement. Your conveyancer or solicitor handles the lodgement; you provide the cash on or shortly before settlement day.
Can stamp duty be added to my loan?
Some lenders allow you to capitalise stamp duty into the loan, but only if you have enough deposit so that the total LVR (including the capitalised duty) stays within their limits — typically 90% or 95% maximum. In practice, most buyers pay stamp duty from cash savings rather than borrow it, because borrowing it pushes you into higher LMI brackets and erodes the equity position.
What's the difference between stamp duty and transfer duty?
Nothing — they're the same tax under different names. Queensland, New South Wales, Victoria and several other states officially renamed it "transfer duty" in recent years; older terminology and most everyday conversations still call it "stamp duty". The historic name comes from the practice of physically stamping documents to confirm the duty was paid.
Do I pay stamp duty when buying through a trust or company?
Yes. Stamp duty applies to the transfer of property regardless of the buying entity. Some states impose additional duties or surcharges on certain trust structures, particularly discretionary trusts that haven't excluded foreign beneficiaries — which can attract foreign-buyer surcharges by default. Always get specific tax and legal advice before buying through a trust.
If I buy off-the-plan, when is stamp duty calculated?
Generally on the contract value at the date of contract — not the value at completion. This means a property that rises substantially during construction won't attract higher stamp duty when it settles. Some states offer specific off-the-plan concessions (notably VIC and NSW) that further reduce duty for new dwellings.
What happens if my circumstances change between contract and settlement?
Stamp duty is generally locked in at contract date. If you become eligible for a concession after contract (e.g. you become a first home buyer because your previously-owned property sold), you usually can't claim it retrospectively. If you become ineligible (e.g. you take on additional property), the duty assessed at contract still stands. The state revenue office is the final authority — check before assuming.
Are there any states where stamp duty has been abolished?
No state has fully abolished stamp duty for all buyers. The ACT has been gradually phasing it out and replacing it with annual land taxes since 2012, but residential transfer duty still applies. Several states (NSW, VIC) have proposed similar reforms periodically; none have implemented full abolition. For now, expect to pay stamp duty in every Australian jurisdiction.
Where can I verify these numbers officially?
Each state revenue office publishes its own calculator and rate tables: