Stamp Duty Calculator
Work out transfer (stamp) duty in every Australian state and territory with 2025-26 rates, first-home buyer exemptions and owner-occupier concessions.
Your Purchase
The dutiable value — usually the purchase price, or market value if higher.
New South Wales: FY 2025-26 thresholds (indexed 1 July 2025). Schedules verified against the official revenue office on 11 June 2026. Foreign purchaser surcharges (7–9% in most states) are not included.
Results
Stamp Duty Payable
On a $750,000 property in New South Wales
Effective Rate
Duty as a share of the price
Concession Saving
No concession applied
This estimate covers transfer duty only. Budget separately for mortgage registration and transfer fees, and check your state revenue office for concession eligibility rules (occupancy requirements apply to every owner-occupier and first-home concession).
Guide & Information
Overview
Simplify your calculations with our Stamp Duty Calculator optimized for Australia users.
💡 Tips
- •Double-check your input values
- •Understand what each field represents
- •Use the results as a starting point for decisions
Why Use This Stamp Duty Calculator
Accurate calculations save time and help make better decisions.
Regulations: Complies with current Australia regulations.
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Frequently Asked Questions
How do I use this Stamp Duty Calculator?
Simply enter the required values and click calculate. The tool will instantly provide results based on Australia standards.
Can I save my calculations?
You can bookmark this page with your values or take a screenshot of results for future reference.
Is this calculator free to use?
Yes, all our calculators are completely free and available 24/7 for Australia users.
Frequently asked questions
How much stamp duty do first-home buyers pay?
It depends on the state. As at 2025-26: NSW exempts first homes up to $800,000 (partial relief to $1 million); Victoria up to $600,000 (sliding concession to $750,000); Queensland effectively up to $700,000 for established homes and with no cap at all for new homes (contracts from 1 May 2025); WA up to $500,000 (concession to $700,000 metro / $750,000 regional); Tasmania up to $750,000 for established homes settling by 30 June 2026; SA only exempts new homes and land to build on (no cap); the ACT exempts income-eligible buyers up to $1,020,000; the NT only exempts single-contract house-and-land packages.
Is stamp duty cheaper if I live in the property?
In three jurisdictions, yes. Queensland’s home concession charges just 1% on the first $350,000 (saving up to $7,175), Victoria has concessional principal-place-of-residence rates between $130,001 and $550,000, and the ACT publishes a separate, lower owner-occupier schedule. All require you to move in (usually within 12 months) and live there for a minimum period. In the other states, owner-occupiers and investors pay the same rates.
How is stamp duty calculated?
Most states use marginal brackets: a fixed amount for your price bracket plus a rate per $100 (or part thereof) over the bracket threshold. Two quirks to watch: Victoria (between $960,001 and $2 million) and the ACT (above $1,455,000) charge a flat percentage of the whole price, and the Northern Territory uses a formula — duty = (0.06571441 × V²) + 15V, where V is the value in thousands — for properties up to $525,000, then flat rates of 4.95% to 5.95% above that.
When do I have to pay stamp duty?
Deadlines vary by state — commonly at or within 30 days of settlement (NSW allows 3 months from exchange for existing homes; the ACT taxes by contract exchange date). In practice your conveyancer or solicitor lodges and pays it as part of settlement. Duty must usually be paid before the title can be transferred.
Do foreign buyers pay extra stamp duty?
Yes. Foreign purchasers of residential property pay a surcharge on top of normal duty in most jurisdictions: around 8% of the price in Victoria and Queensland, 9% in NSW (from 1 January 2025), and 7% in SA, WA and Tasmania. This calculator shows base duty for Australian-resident buyers only.
Is the ACT really phasing out stamp duty?
Yes — since 2012 the ACT has been gradually replacing conveyance duty with higher general rates. Rates are re-set every 1 July: for 2025-26 the bottom owner-occupier rate fell to $0.28 per $100, commercial purchases up to $2 million pay no duty, and the income-tested Home Buyer Concession Scheme wipes out duty entirely on homes up to $1,020,000.