Stamp duty calculator, every state & territory
Estimate transfer duty plus mortgage and title-registration fees, with First Home Buyer concessions applied automatically. Figures are indicative, confirm with the state revenue office before settlement.
How stamp duty works
Stamp duty (called transfer duty in NSW/QLD/WA, conveyance duty in ACT, and land transfer duty in VIC) is a tax paid to the state government when you buy property. Each state sets its own progressive tier table, the more expensive the property, the higher the marginal rate.
First Home Buyer concessionscan reduce or eliminate duty if you’re buying as an owner-occupier and meet the price threshold for your state. Most states also distinguish between new builds and established homes.
Other government fees (mortgage registration and transfer/title registration) usually total a few hundred dollars and are payable regardless of buyer status.
Want a real number, not a ballpark?
These figures are estimates. A 30-min broker consult will run your specific scenario against the actual lender policies, no fees, no obligation.
Important: This calculator provides an estimate only and does not constitute credit advice. Actual rates, repayments, fees and approval are subject to lender policy and your individual circumstances. Comparison rates are based on a $150,000 loan over 25 years on a secured basis, see footer for the full disclaimer.
How much is stamp duty in Australia?
Stamp duty (transfer or conveyance duty) is a state tax on buying property, and there is no federal rate: each state and territory sets its own brackets. As a rough guide, on a $600,000 home a non-first-home buyer pays roughly $9,000 to $23,000 depending on the state, with Victoria and Queensland at the higher end and the ACT and NT lower. The calculator above applies each state's exact brackets and any first-home-buyer concession.
First home buyer stamp duty exemptions by state
Most states waive or heavily discount duty for first home buyers under a price cap. The thresholds change with each state budget, so confirm with the relevant state revenue office before you rely on them. As currently applied by this calculator:
| State / territory | First home buyer concession |
|---|---|
| NSW | No duty up to $800,000, then a partial concession tapering to $1,000,000. |
| VIC | No duty up to $600,000 (owner-occupier), then a concession tapering to $750,000. |
| QLD | No duty up to $700,000, then a concession tapering to $800,000. |
| WA | No duty up to $450,000, then a concession tapering to $600,000. |
| SA | Full exemption on new builds with no price cap; established homes pay standard duty. |
| TAS | No FHB duty concession currently active; the established-home exemption ended 30 Jun 2026. |
| ACT | Home Buyer Concession Scheme can reduce duty to nil, subject to a household income test. |
| NT | First Home Owner Discount applies to established homes up to $600,000. |
How much is stamp duty in NSW?
Revenue NSW charges transfer duty on a sliding scale. In 2026/2027 a dutiable value of $387,001 to $1,290,000 attracts $11,602 plus $4.50 per $100 over $387,000, so $900,000 costs $11,602 plus $23,085, totalling $34,687. First home buyers pay nothing up to $800,000, with a concession under $1 million.Source, checked 2026-09-06
How to calculate Victorian stamp duty
Victoria's general land transfer duty rate for a dutiable value above $130,000 up to $960,000 is $2,870 plus 6% of the value over $130,000. On $700,000 that is $2,870 plus $34,200, totalling $37,070. First home buyers pay no duty up to $600,000 and a reduced amount from $600,001 to $750,000.Source, checked 2026-09-06
Stamp duty exemption NSW: who qualifies
The First Home Buyers Assistance Scheme fully exempts transfer duty on a home valued up to $800,000, with a concessional rate above $800,000 and under $1 million. Vacant land is exempt to $350,000 and concessional under $450,000. Buyers must be individuals over 18 who have never owned Australian residential property and must occupy the home.Source, checked 2026-09-06
ACT stamp duty calculator: how conveyance duty works in Canberra
ACT conveyance duty is progressive. For eligible owner occupier transactions from 1 July 2025, $500,001 to $750,000 attracts $8,408 plus $4.32 per $100 above $500,000, and above $1,455,000 a flat $4.54 per $100 applies to the whole value. The Home Buyer Concession Scheme exempts eligible buyers from 1 July 2026.Source, checked 2026-09-06
Queensland stamp duty: home concession and first home concession
Queensland's home concession charges $10,150 plus $4.50 per $100 above $540,000 on values from $540,000 to $1,000,000. First home buyers deduct a further concession, which removes duty entirely up to $700,000 and phases out at $800,000. On $795,000, duty is $21,625 less $1,735, or $19,890.Source, checked 2026-09-06
Western Australia transfer duty rates and the first home owner rate
Western Australia's general transfer duty rate is $11,115 plus $4.75 per $100 above $360,000 for a dutiable value of $360,001 to $725,000, then $28,453 plus $5.15 per $100 above $725,000. From 7 May 2026 the first home owner rate is nil to $600,000 and $16.15 per $100 above that to $800,000.Source, checked 2026-09-06
Can I add stamp duty to my home loan?
Generally no. Lenders will not lend against the duty itself because it is not part of the property's value, so you pay it from your savings at settlement alongside the deposit. That is why the real cash you need is the deposit plus stamp duty plus conveyancing and other costs. Work the deposit side out with the LMI calculator and see what the loan itself costs with the repayment calculator.
Do investors pay more stamp duty?
Often yes. Several states add a foreign-purchaser surcharge (typically 7 to 8%) and some apply additional duty or land-tax surcharges to investors that owner-occupiers avoid. First-home-buyer concessions almost always require you to live in the property, so they do not apply to a pure investment purchase.