Australian stamp duty calculator
Stamp duty, officially transfer duty, is a one-off tax each state and territory charges the buyer of property or land. This calculator estimates it, with foreign-buyer surcharges and available concessions, at 2026–27 financial-year rates.
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Indicative only. Verify with your state revenue office.
Stamp duty
Enter a purchase price to see the duty, concessions and grants for your state.
What is stamp duty?
Stamp duty, officially transfer duty, is a one-off tax charged by each Australian state and territory when you buy property or land. The buyer pays it, and it's calculated on the higher of the purchase price or the property's market value.
After the deposit, it's usually one of the largest upfront costs of a purchase. What you pay depends on the property's value, which state it's in, and whether you qualify for a concession or owe a surcharge.
How stamp duty is calculated
Duty is charged on a sliding scale of brackets: the part of the price in each band is taxed at that band's rate, so the effective rate rises with the property value. Every state and territory publishes its own brackets, which is why an identical purchase price produces very different duty across the country.
On top of the base duty, foreign purchasers pay a surcharge in most states, and first-home buyers and some owner-occupiers may receive concessions that reduce or remove it. The calculator above uses the 2026–27 rates for each state and starts on the standard investor scale. Change the buyer type to see a first-home concession where the calculator models one.
Stamp duty by state and territory (2026–27)
| State or territory | Foreign buyer surcharge | First-home buyer duty relief |
|---|---|---|
| New South Wales | 9% | Full exemption ≤ $800k, phasing out to $1.0m |
| Victoria | 8% | Full exemption ≤ $600k, phasing out to $750k |
| Queensland | 8% | Effectively nil duty ≤ $700k, phasing out to $800k |
| South Australia | 7% | New homes only: full exemption, no value cap |
| Western Australia | 7% | Nil duty ≤ $600k, concessional to $800k |
| Tasmania | 8% | No first-home duty concession (exemption ended 30 Jun 2026) |
| Northern Territory | None | No duty concession (grants only) |
| Australian Capital Territory | None | Full exemption, no price or income cap |
Surcharges apply on top of standard duty for foreign purchasers of residential property. First-home relief is subject to eligibility conditions and generally excludes investment purchases. Figures are the general (investor) transfer-duty scale, and owner-occupiers may pay less in some states.
Questions about stamp duty
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