Stamp Duty Calculator Australia
Estimate stamp duty instantly for every Australian state and territory. Includes first home buyer concessions, foreign purchaser surcharges, owner-occupier rates, and step-by-step duty breakdowns.
Frequently Asked Questions
Sources: Revenue NSW | SRO Victoria | Queensland Government
Stamp Duty by State
Each state and territory has different rates, concessions, and rules
New South Wales
6 brackets up to 5.5%, premium duty above $3.72M. FHB exemption to $800K.
View NSW calculator →Victoria
PPR rates for owner-occupiers under $550K. FHB exemption to $600K.
View VIC calculator →Queensland
Home concession rates for owner-occupiers. FHB new home exemption with no cap.
View QLD calculator →Western Australia
Same rates for all buyers. FHOR with metro and regional thresholds.
View WA calculator →South Australia
9 brackets up to 5.5%. FHB relief for new homes only (no value cap).
View SA calculator →Tasmania
7 brackets up to 4.5%. FHB hard cliff exemption at $750K.
View TAS calculator →Northern Territory
Unique quadratic formula. No foreign surcharge. $50K HomeGrown grant.
View NT calculator →Australian Capital Territory
Separate OO and investor rates. Income-tested HBCS concession.
View ACT calculator →Stamp Duty at Common Prices
See how much stamp duty costs at popular price points in NSW, VIC, and QLD.
First Home Buyer Concessions
Every state offers some form of stamp duty relief for first home buyers, but the rules vary dramatically. Some states offer full exemptions up to certain thresholds, others use sliding scales, and one state (SA) only provides relief on new homes. Understanding your state's rules can save you tens of thousands of dollars.
Read the full First Home Buyer guide →NSW
$800,000
Full exemption
VIC
$600,000
Full exemption
QLD
No cap (new)
Full exemption
TAS
$750,000
Hard cliff
Foreign Buyer Surcharge
Foreign buyers pay an additional surcharge on top of standard stamp duty
NSW
9%
VIC
8%
QLD
8%
WA
7%
SA
7%
TAS
8%
ACT
N/A
NT
N/A
Understanding the calculation
How Stamp Duty Is Calculated
Stamp duty uses progressive brackets — similar to income tax. You don't pay the top rate on the entire purchase price. Instead, each slice of the property value is taxed at an increasing rate. Here's exactly how the maths works.
Worked Example: $750,000 Existing Home in NSW
Owner-occupier, not a first home buyer. NSW uses 6 progressive brackets.
| Bracket | Rate | Amount in Bracket | Duty | Fill |
|---|---|---|---|---|
| $0 – $17,000 | 1.25% | $17,000 | $213 | |
| $17,001 – $37,000 | 1.50% | $20,000 | $300 | |
| $37,001 – $99,000 | 1.75% | $62,000 | $1,085 | |
| $99,001 – $372,000 | 3.50% | $273,000 | $9,555 | |
| $372,001 – $1,240,000 | 4.50% | $378,000 | $17,010 | |
| $1,240,001 – $3,721,000 | 5.50% | — | — | |
| Total stamp duty | $28,162 | |||
The effective rate is 3.75% — not the top marginal rate of 4.50%. On a $750,000 property in NSW, stamp duty of $28,162 adds 3.8% to your purchase cost. That's $28,162 you need on top of your deposit.
Same Property, 8 Different Bills
$750,000 existing home, owner-occupier, not a first home buyer. The difference between the cheapest and most expensive state is $20,862.
Rates shown use each state's standard owner-occupier schedule where available. Compare states at your price →
What Most Buyers Don't Realise
Four facts that can save you thousands — or cost you if you don't know them.
First home buyers
$28,162 saved
A first home buyer purchasing the same $750,000 property in NSW pays $0 instead of $28,162. That's a full exemption — $0 stamp duty.
FHB concession guide →Foreign buyers
$95,662 total
A foreign buyer pays $67,500 extra on top of the standard $28,162 duty. NSW charges a 9% surcharge — one of the highest in Australia.
Foreign buyer guide →Location matters
$20,862 gap
At $750,000, the cheapest state (Australian Capital Territory) charges $19,208 while the most expensive (Victoria) charges $40,070. Same price, very different cost.
State-by-state breakdown →Timing
Due at settlement
Stamp duty is paid when you settle — not when you sign the contract. Your conveyancer lodges it with the state revenue office. In most states you have 3 months from contract exchange, but late payment attracts interest and penalties.
Settlement timeline planner →Why Every State Is Different
Stamp duty is a state tax, not federal. Each state and territory sets its own rates, brackets, and concessions independently. Some states (like VIC) have separate rate schedules for owner-occupiers and investors. The NT uses a unique quadratic formula instead of brackets. The ACT is the only jurisdiction actively phasing out stamp duty, replacing it with higher annual land tax — though buyers during the transition period may effectively pay both.
The calculator above applies the correct schedule for your state automatically. If you're comparing properties across state borders, use the state comparison tool to see the full picture.
Stamp Duty Calculators
Specialised tools for every property buying scenario
Core Tools
State Comparison Tool
Compare stamp duty across all 8 states and territories side-by-side to find the cheapest location for your purchase.
Buyer Scenarios
Investor Portfolio Calculator
Calculate total stamp duty and estimate annual land tax across up to 5 investment properties in any combination of Australian states.
Buyer Scenarios
Off-the-Plan Stamp Duty Calculator
Calculate stamp duty savings on off-the-plan purchases. Compare standard vs OTP concession rates for VIC, WA, and TAS with expiry tracking.
Advanced
Total Upfront Cost Calculator
Calculate the complete cost of buying — stamp duty, registration fees, conveyancing, inspections, and LMI in one view.
Advanced
Pensioner Concession Calculator
Check eligibility for pensioner stamp duty concessions and exemptions. Covers card types, property caps, and state-specific rules.
Advanced
Company & Trust Buyer Calculator
Compare duty for individuals, companies, trusts, and SMSFs — including foreign surcharge implications for entity structures.
Advanced
Stamp Duty Savings Maximiser
Automatically find the property type, buyer scenario, and state combination that minimises your stamp duty bill.
Advanced
Refinance & Transfer Calculator
Find out if stamp duty applies when refinancing, adding a name, transferring to a spouse, inheriting, or selling to family.
Planning
Settlement Timeline Planner
Get a personalised day-by-day timeline from contract exchange to settlement with key dates, costs, and state-specific deadlines.
Planning
Historical Rate Comparison
See how stamp duty has changed over time. Compare what you'd pay now vs previous financial years for any property value.
Learn more
Stamp Duty Guides
In-depth guides to help you understand stamp duty and save money on your property purchase.
How Stamp Duty Works
Understand what stamp duty is, how it's calculated, when you pay it, and how rates differ across Australian states and territories.
First Home Buyer Guide
Complete guide to stamp duty exemptions, concessions, and grants for first home buyers in every Australian state.
Stamp Duty by State
Compare stamp duty rates, thresholds, and concessions across all 8 Australian states and territories side by side.
Foreign Buyer Guide
How foreign purchaser surcharges work in Australia, current rates by state, and what counts as a foreign buyer.
How to Reduce Stamp Duty
Practical strategies to legally minimise the stamp duty you pay, including concessions, exemptions, and timing considerations.
Off-the-Plan Stamp Duty
How off-the-plan stamp duty concessions work in each state, who qualifies, and how much you can save on apartments and townhouses bought before completion.
Investment Property
How much stamp duty you'll pay on an investment property in every Australian state, plus land tax, tax deductibility, trust structures, and strategies to reduce costs.
Pensioner Concessions
Which concession cards qualify for stamp duty savings, property value caps, eligibility rules, and how much pensioners can save in VIC, ACT, SA, and more.
Adding a Name to Title
When adding a name to your property title triggers stamp duty, spousal exemptions by state, transferring to children, CGT implications, and the step-by-step process.