Stamp Duty Calculator Australia — Free 2026
Calculate stamp duty (transfer duty) for all Australian states and territories — NSW, VIC, QLD, WA, SA, TAS, ACT and NT. Includes first home buyer exemptions, foreign buyer surcharges, and First Home Owner Grant amounts.
How It Works
- Enter the property price
- Select your state and buyer type
- Review your stamp duty and total costs
Understanding Stamp Duty Across Australian States
Stamp duty — formally called transfer duty in most Australian states — is a tax levied by state and territory governments when you purchase property. Because it is a state tax rather than a federal one, rates, thresholds, and concessions vary significantly across the country. A property worth A$650,000 can attract vastly different stamp duty bills depending on which state it sits in, which is why using a state-specific calculator is essential before you buy.
How Progressive Stamp Duty Works
Like income tax, stamp duty is calculated progressively. You pay a set rate only on the portion of the purchase price that falls within each band. For example, in NSW a property priced at $650,000 is taxed at different rates for the portions falling in the $0–$17,000 band, the $17,001–$36,000 band, and so on up to the applicable top band. The result is that your effective rate is always lower than the headline top rate.
First Home Buyer Concessions by State
Every Australian state and territory offers some form of stamp duty relief for eligible first home buyers, though the thresholds and structures differ considerably. NSW and QLD provide a full exemption up to $800,000 and $700,000 respectively, while VIC exempts purchases up to $600,000. WA offers a full exemption up to $430,000 for established homes. TAS has a blanket exemption on purchases up to $750,000 until June 2026. The NT offers generous thresholds of $650,000 (established) and $750,000 (new homes).
In addition to stamp duty concessions, most states also offer the First Home Owner Grant (FHOG) — a one-off cash payment for eligible buyers of new homes. Amounts range from $7,000 in the ACT to $30,000 in Queensland and Tasmania.
Foreign Buyer Surcharge
Non-Australian citizens and temporary residents purchasing residential property are subject to a foreign buyer surcharge on top of standard stamp duty. NSW and VIC apply an 8% surcharge on the full purchase price, while QLD, WA, and SA charge 7%. This can add a substantial amount — a $650,000 purchase in NSW carries a $52,000 foreign surcharge on top of standard duty. Foreign buyers should factor this into their budget from the outset.
State-by-State Stamp Duty Comparison (A$650,000 Established Home, Standard Buyer)
| State | Approx. Stamp Duty | FHB Full Exemption Threshold | Foreign Surcharge |
|---|---|---|---|
| NSW | ~$24,585 | $800,000 | +8% |
| VIC | ~$34,070 | $600,000 | +8% |
| QLD | ~$21,850 | $700,000 | +7% |
| WA | ~$23,227 | $430,000 | +7% |
| SA | ~$26,830 | No full exemption | +7% |
| TAS | ~$25,185 | $750,000 | N/A |
| ACT | ~$25,900 | New units (varies) | N/A |
| NT | ~$32,175 | $650,000 (est.) | N/A |
When Is Stamp Duty Paid?
Stamp duty is generally due within 30 days of settlement in most states. Your solicitor or conveyancer will coordinate payment as part of the settlement process. For off-the-plan purchases, some states allow deferred payment until the property is completed. If you are purchasing with a mortgage, your lender will typically require proof that stamp duty has been paid before releasing funds.
For more on financing your purchase, see our mortgage calculator for a general payment guide, or explore related calculators below.
Frequently Asked Questions
Stamp duty (also called transfer duty) is a state and territory tax, not a federal one. Each state and territory sets its own rates, thresholds, and concessions independently. This means the stamp duty on the same property price can vary by thousands of dollars depending on which state you are buying in. NSW and VIC tend to have higher overall rates, while SA and TAS have a more granular progressive structure with lower top rates.
Most states offer full or partial stamp duty exemptions for first home buyers below certain price thresholds. NSW exempts properties up to $800,000, VIC up to $600,000, QLD up to $700,000, WA up to $430,000 (established) or $500,000 (new), and TAS up to $750,000 (until June 2026). The NT offers an exemption up to $650,000 for established homes and $750,000 for new homes. The ACT has its own concession scheme for eligible buyers of new units.
Foreign buyers (non-Australian citizens and permanent residents) pay an additional surcharge on top of standard stamp duty. The surcharge rate varies by state: NSW and VIC charge 8%, while QLD, WA, and SA charge 7%. This surcharge is applied to the full purchase price and can add tens of thousands of dollars to your purchase costs. Tasmania, ACT, and the NT do not currently impose a foreign buyer stamp duty surcharge.
Stamp duty is typically due within 30 days of settlement — the date you take legal ownership of the property. Your solicitor or conveyancer will usually arrange payment on your behalf as part of the settlement process. For off-the-plan purchases, some states allow an extended period to pay. Failure to pay on time can result in interest and penalties.
Yes. In addition to stamp duty concessions, most states offer a First Home Owner Grant (FHOG) for eligible buyers purchasing or building a new home. Grant amounts in 2026 are approximately: NSW $10,000, VIC $10,000, QLD $30,000, WA $10,000, SA $15,000, TAS $30,000, ACT $7,000, and NT $10,000. The FHOG is a one-off cash payment and is entirely separate from any stamp duty exemption or concession.
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