Stamp Duty Calculator Australia
Estimate property stamp duty — also called transfer duty, conveyance duty or land transfer duty — across all Australian states and territories. Enter the property value, choose your state or territory and select whether the property will be your home or an investment.
Rates reviewed for 2026 • Estimates onlyProperty Details
Stamp duty varies significantly between Australian states and territories.
First home buyer assistance
Eligibility rules can involve residency, citizenship, previous ownership, contract dates and property type. Confirm the actual concession with the relevant revenue office or your conveyancer.
Stamp Duty Comparison by State
See the estimated standard transfer duty on the same property value across Australia’s eight states and territories. The table uses standard/general rates rather than individual first-home-buyer concessions.
| State / Territory | Property Value | Estimated Duty | Effective Rate | Value + Duty |
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What Is Stamp Duty in Australia?
Stamp duty is a state or territory tax that can apply when property ownership is transferred. Although the term stamp duty is still widely used, the official name varies around Australia.
- New South Wales generally refers to it as transfer duty.
- Victoria refers to property stamp duty as land transfer duty.
- Queensland uses the term transfer duty.
- Western Australia uses transfer duty.
- South Australia continues to use stamp duty for conveyances.
- Tasmania refers to property transfer duty.
- The ACT uses conveyance duty.
- The Northern Territory commonly refers to stamp duty.
How to Use the Australian Stamp Duty Calculator
Enter the dutiable value of the property and choose the state or territory in which the property is located.
Next, select whether the property will be your principal home or an investment. Some jurisdictions apply a separate owner-occupier concession or rate scale.
The calculator then displays:
- Estimated transfer or stamp duty;
- Effective duty rate;
- Property value plus estimated duty;
- A comparison with the other Australian jurisdictions; and
- First-home-buyer guidance where requested.
What Is Dutiable Value?
Stamp duty is generally calculated using the property’s dutiable value.
Depending on the jurisdiction and transaction, this is commonly the greater of the purchase price and the property’s market or unencumbered value.
If you buy a property from a family member for $500,000 but its relevant market value is $650,000, the revenue authority may calculate duty using $650,000 rather than the discounted purchase price.
Why Is Stamp Duty Different in Every State?
Property transfer duty is administered by individual Australian state and territory governments rather than through a single national rate.
Each jurisdiction can therefore set its own:
- Duty brackets;
- Marginal rates;
- Owner-occupier concessions;
- First-home-buyer exemptions;
- Vacant land concessions;
- Foreign purchaser surcharges;
- Off-the-plan concessions; and
- Other exemptions and special schemes.
This is why two properties with the same purchase price can attract different stamp duty depending on where they are located.
Stamp Duty in New South Wales
NSW transfer duty is calculated using a progressive scale. The thresholds are adjusted periodically, and a higher premium rate can apply to high-value residential property.
For the 2026–27 financial year, the general scale begins at $1.25 per $100 for lower dutiable values and progresses through higher marginal brackets. Premium residential duty applies above the relevant premium-property threshold.
Eligible first home buyers may receive an exemption or reduced duty through the NSW First Home Buyers Assistance Scheme.
Stamp Duty in Victoria
Victoria calls the tax land transfer duty. Different calculations can apply depending on whether the property will be your principal place of residence.
For eligible owner-occupiers, a principal place of residence concession may apply to homes within the applicable value threshold. First home buyers may have access to additional exemption or concession rules.
Stamp Duty in Queensland
Queensland transfer duty uses a progressive scale. A separate home concession scale can apply when an eligible buyer purchases a property to use as their home.
Queensland also has several first-home concessions. In particular, eligible first home buyers acquiring certain new homes or vacant residential land under current rules may qualify for a full transfer duty concession.
Stamp Duty in Western Australia
Western Australia applies transfer duty using progressive brackets. The standard general rate applies unless a specific concessional rate or first-home-owner rate applies.
WA’s first-home-owner duty thresholds were increased for eligible transactions from 7 May 2026, making the transaction date particularly important when checking eligibility.
Stamp Duty in South Australia
South Australian stamp duty on property conveyances is calculated using a progressive rate scale based on the property’s dutiable value.
Eligible first-home buyers purchasing qualifying new homes, off-the-plan homes or vacant land may be entitled to stamp duty relief under South Australia’s first-home-buyer rules.
Stamp Duty in Tasmania
Tasmania charges property transfer duty on a progressive scale based on the greater of the relevant property value or purchase price.
Concessions and exemptions can depend on transaction date and buyer circumstances, so older first-home relief rules should not be assumed to apply to a new purchase.
Stamp Duty in the ACT
The Australian Capital Territory calls property stamp duty conveyance duty.
For residential and rural property, separate rates can apply to eligible owner-occupiers and other purchasers. The ACT has progressively reduced owner-occupier conveyance duty rates as part of its broader tax reforms.
Stamp Duty in the Northern Territory
The Northern Territory uses a formula-based stamp duty calculation for properties within the lower value range and flat percentage rates at higher values.
Certain qualifying house-and-land packages can receive separate stamp duty treatment, so buyers should check eligibility rather than assuming the standard result applies.
First Home Buyer Stamp Duty Concessions
First-home-buyer assistance is one of the most complicated areas of Australian property duty because each jurisdiction uses different eligibility rules.
Potential conditions may include:
- Being an Australian citizen or permanent resident;
- Never previously owning residential property;
- Moving into the property within a specified period;
- Living in the property for a minimum period;
- Buying a new rather than established property;
- Buying vacant land on which a home will be built;
- Property value thresholds;
- Contract dates; and
- Rules relating to spouses, partners and co-purchasers.
A single Australia-wide first-home-buyer discount does not exist. A buyer could qualify for zero duty in one jurisdiction or property type while another purchaser at the same property value may pay partial or full duty. The calculator therefore shows the standard duty calculation together with relevant concession guidance rather than presenting an unsupported entitlement.
Does Stamp Duty Apply to Investment Property?
Generally, purchasing an investment property can attract transfer duty just like buying a home. However, owner-occupier concessions available in some jurisdictions may not apply to an investment property.
This calculator therefore lets you distinguish between an owner-occupied home and an investment or other property.
Is Stamp Duty Included in a Home Loan?
Stamp duty is an upfront property-purchase cost and is separate from the purchase price. Whether a lender effectively allows you to borrow enough to cover part of your overall purchasing costs depends on your deposit, loan-to-value ratio, borrowing capacity and lender policy.
When budgeting for a property purchase, other potential costs may include:
- Conveyancing or legal fees;
- Building and pest inspections;
- Mortgage registration;
- Land title transfer fees;
- Lenders mortgage insurance;
- Loan establishment fees;
- Property valuation fees; and
- Moving and insurance costs.
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Stamp Duty Calculator FAQs
What is stamp duty on property?
Stamp duty is a state or territory tax commonly payable when property is purchased or transferred. Different jurisdictions use terms such as transfer duty, land transfer duty or conveyance duty.
How is stamp duty calculated in Australia?
The calculation depends on the state or territory, property value, property use, buyer eligibility and any applicable exemptions or concessions. Most jurisdictions use progressive brackets, although the exact rules differ.
Do first home buyers pay stamp duty?
It depends on the state or territory, property type, value, contract date and buyer eligibility. Some eligible first home buyers can receive a full exemption, while others receive a partial concession or pay standard duty.
Is stamp duty based on purchase price or market value?
Duty is commonly based on the property’s dutiable value, which may be the greater of the purchase consideration and the applicable market or unencumbered value.
Is stamp duty different for investment property?
It can be. Some jurisdictions provide owner-occupier concessions that do not apply to investment properties, so the final duty may differ.
Does this calculator include foreign buyer surcharges?
No. Foreign purchaser surcharges and special foreign ownership rules are not included in the main estimate because they differ significantly between jurisdictions and buyer structures.
Does this calculator include title registration fees?
No. The calculation estimates transfer or stamp duty only. Land title transfer fees, mortgage registration fees, conveyancing and other property-purchase expenses are separate.