What stamp duty is — and why it's the biggest upfront cost after your deposit
Stamp duty, now officially called transfer duty in most states, is a one-off tax your state or territory government charges when property changes hands. On a typical home it runs into the tens of thousands, and unlike your deposit you usually can't borrow it — so knowing the number early shapes what you can actually afford.
There's no single national rate. Each of the eight states and territories sets its own sliding scale, its own first home buyer concessions, and its own surcharges for foreign buyers. That's why the same $700,000 home can cost you thousands more in duty in one state than another. The calculator above applies the current 2025-26 brackets for the state you choose, the moment you type.
How much is stamp duty in Australia?
As a rough guide, standard stamp duty lands somewhere between 3% and 5.5% of the purchase price for most homes, before any concessions. Here's roughly what an owner-occupier pays on an $800,000 established home, by state, using current rates — but your exact figure depends on concessions, so always check with the calculator.
| State / territory | Approx. duty on $800,000 |
|---|---|
| New South Wales | $30,188 |
| Victoria | $43,070 |
| Queensland (home concession) | $21,850 |
| Western Australia | $32,316 |
| South Australia | $37,830 |
| Tasmania | $30,998 |
| ACT (owner-occupier) | $22,158 |
| Northern Territory | $39,600 |
Figures are indicative estimates for a standard owner-occupier and exclude first home concessions and other fees. Run your own price through the calculator for a figure tailored to your state, property type and buyer status.
Stamp duty by state and territory
Every state runs its own rate scale and concessions. Pick yours for the full rate table, first home buyer rules and worked examples.
How to use this calculator in four steps
Choose your state
Duty scales differ everywhere — the calculator loads the right 2025-26 rates for your state or territory.
Enter the price
Type the purchase price or drag the slider. Tap a preset to jump to common price points.
Set your situation
First home buyer, owner-occupier or investor, plus property type and foreign status — each changes the duty.
Read your figure
See your duty, effective rate, any first-home saving and total government cost. Download it to keep.
First home buyers: you may pay little or nothing
Every state offers first home buyers a concession, and below the full-exemption threshold many pay zero stamp duty. The thresholds vary widely, so this is where the biggest savings hide.
| State | Full exemption up to | Concession tapers to |
|---|---|---|
| NSW | $800,000 | $1,000,000 |
| VIC | $600,000 | $750,000 |
| QLD | $700,000 | $800,000 |
| WA (metro) | $500,000 | $700,000 |
| TAS | $750,000 | — |
| ACT | Income-tested | — |
| SA | New homes only | — |
| NT | Grants, not exemption | — |
Read the full breakdown in our first home buyer stamp duty guide, or tick "First home buyer" above to see your concession applied instantly.
Why use this calculator
- All eight states, one tool. No hunting through revenue-office PDFs — switch states and the rates change with you.
- Concessions built in. First home exemptions, Queensland's home concession and the foreign purchaser surcharge are all applied automatically.
- Current 2025-26 rates. Brackets are drawn from each state revenue office's published schedule.
- Private and free. Everything runs in your browser — no sign-up, no data collection. See our privacy policy.
Frequently asked questions
How is stamp duty calculated in Australia?
Transfer duty is charged on a sliding scale based on the property's dutiable value, and each state and territory sets its own brackets. The same price therefore attracts different duty across NSW, VIC, QLD, WA, SA, TAS, ACT and NT. See how stamp duty is calculated for the step-by-step.
Do first home buyers pay stamp duty?
Often not. Most states fully exempt eligible first home buyers below a threshold — around $800,000 in NSW, $600,000 in VIC and $700,000 in QLD — then reduce the concession above it. Tick the first home buyer option to see your result.
Which state has the lowest stamp duty?
It depends on price and concessions. Queensland's home concession and the ACT's income-tested scheme can be very low, while standard VIC and NSW rates are high on dearer homes. Compare your exact figure in the calculator.
Is stamp duty paid on top of the deposit?
Yes. It's a separate upfront cost paid around settlement, on top of your deposit, and lenders generally won't lend it to you. Budget for it early.
Are these figures exact?
They're close estimates based on published 2025-26 rates and are meant for planning. Your final duty can change with concessions, surcharges and the settlement date, so confirm with your state revenue office or conveyancer before you buy.