How to use the stamp duty calculator for Australia
- 1 Enter the purchase price or the dutiable value of the property.
- 2 Choose the state or territory where the property is.
- 3 Choose the buyer: first home buyer, home to live in, or investor.
- 4 Choose established or new home, because Queensland and South Australia give first home buyers full relief on new homes.
Worked example
A $750,000 established home in NSW. An investor or a buyer who is not a first home buyer pays $11,602 plus $4.50 per $100 above $387,000, about $27,938. A first home buyer pays nil, because the price is under the $800,000 exemption threshold, saving the full $27,938.
Cutting your stamp duty bill
- Check the threshold before you bid: first home buyers pay no duty up to $800,000 in NSW and $600,000 in Victoria and WA, so an extra $10,000 on the price can cost far more in duty.
- Buy new in Queensland or SA: first home buyers pay no duty on new homes and off-the-plan purchases in both states, whatever the price.
- Live in it: owner-occupier concessions in Queensland, Victoria and the ACT require you to move in within a year and stay for at least 12 months.
- Budget for it in cash: lenders rarely include duty in the deposit, so add it to your savings goal on top of the 5% to 20% deposit.
See what you can borrow with the Borrowing Power Calculator, check your LVR, and save the deposit faster with the FHSS Calculator.
Features
All 8 states and territories
NSW, Victoria, Queensland, WA, SA, Tasmania, the ACT and the NT in one calculator.
First home buyer rules
Exemptions and concessions for 2026-27, including the ACT's removal of duty for all first home buyers.
Saving shown
Compares your duty with the general rate so you can see what a concession is worth.
When to use it
Saving a deposit
Add stamp duty to the deposit you need. Check what you can borrow with the Borrowing Power Calculator, and see your loan to value ratio with the LVR Calculator.
Comparing states
Buying near a border, such as Albury-Wodonga or the Gold Coast, can change the duty by thousands.
Investors
Work out duty on an investment property, then check the yield with the Rental Yield Calculator and the tax effect with the Negative Gearing Calculator.
First home buyers
See whether a price is under your state's exemption threshold before you bid. Saving through super? Use the FHSS Calculator.
Related Tax tasks
Frequently asked questions
How much is stamp duty in NSW?
For 2026-27, duty on a $750,000 home is about $27,938 at general rates: $11,602 plus $4.50 per $100 above $387,000. First home buyers pay no duty up to $800,000 and reduced duty up to $1 million.
Do first home buyers pay stamp duty?
It depends on the state. NSW exempts homes up to $800,000, Victoria up to $600,000, Queensland established homes up to $700,000 and all new homes, WA up to $600,000 from 7 May 2026, and the ACT removed duty for all first home buyers from 1 July 2026. SA exempts new homes only, and Tasmania and the NT have no first home duty exemption.
What is the Queensland home concession?
Owner-occupiers pay lower rates: $1 per $100 up to $350,000, $3,500 plus $3.50 per $100 to $540,000, then the general rates above that. On a $700,000 home duty is $17,350 instead of $24,525, a saving of about $7,175.
Is Victorian stamp duty calculated differently above $960,000?
Yes. Between $960,000 and $2 million, Victoria charges a flat 5.5% of the whole value, so a $1 million home attracts $55,000 in duty.
When is stamp duty paid?
Usually at or before settlement, and in most states within 30 days of the contract or transfer. The NT allows 60 days after settlement. Your conveyancer or solicitor normally arranges payment.
Do foreign buyers pay extra?
Yes. Every state except the NT charges a foreign purchaser surcharge of 7% to 8% on residential property on top of normal duty. This calculator does not include it.
Can I add stamp duty to my home loan?
Some lenders let you borrow it if your loan to value ratio stays within their limit, but it raises the loan and may trigger lenders mortgage insurance.
Is stamp duty tax deductible?
Not for a home you live in. For an investment property it becomes part of the cost base for capital gains tax when you sell, rather than a yearly deduction.
Is the result exact?
It is an estimate using published rates. Concessions have eligibility rules, such as living in the home for a year, and reduced-duty bands follow each state's own formula, so confirm with the state revenue office.
Results are estimates based on the official rates linked above. Confirm important figures with the issuing authority or a qualified adviser before you act on them.
Built and reviewed by Hamza Farooq, founder and lead developer
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