What is stamp duty?
Stamp duty is the common name for the tax charged by Australian states and territories when property is transferred. Depending on the jurisdiction, it may be called transfer duty, land transfer duty or conveyance duty.
The calculation is normally based on the greater of the contract price and the property’s unencumbered market value. Progressive brackets mean the rate generally increases as the property value rises.
How to use this stamp duty calculator
- Select the state or territory where the property is located.
- Enter the property’s purchase price or market value, whichever is higher.
- Choose whether it will be your home, an investment or another purchase.
- Select an established home, new home or vacant residential land.
- Confirm first-home buyer and foreign purchaser status.
- Select Calculate stamp duty to see the breakdown.
The result separates standard duty, estimated concession, foreign surcharge and indicative registration fees so you can see why the total changes.
What affects your stamp duty estimate?
| Factor | Why it matters | What to check |
|---|---|---|
| Location | Every jurisdiction uses different brackets and concessions. | State revenue authority rules. |
| Property value | Duty is progressive and usually based on the higher value. | Contract price and market value. |
| Occupancy | Some jurisdictions offer owner-occupier or home concessions. | When and how long you must occupy. |
| Property type | New homes and vacant land can receive different assistance. | Definitions and construction deadlines. |
| Buyer status | First-home and foreign-purchaser rules can substantially change duty. | Every purchaser and spouse/partner. |
| Contract date | Rates and temporary schemes change over time. | The applicable liability date. |
First-home buyer exemptions, concessions and grants
A first-home buyer checkbox does not automatically guarantee a concession. Revenue authorities commonly assess prior ownership, spouse or partner history, citizenship or residency, age, property value, property type and occupancy requirements.
This calculator models the principal 2026 pathways, including the NSW, Victorian and WA value thresholds; Queensland’s different treatment for established versus new homes; South Australia’s relief for eligible new homes and vacant land; and the ACT Home Buyer Concession Scheme. It flags cases needing an eligibility assessment.
Victorian First Home Owner Grant
Eligible Victorian first-home buyers purchasing or building a new home may receive a $10,000 First Home Owner Grant when the home is valued at $750,000 or less. The home must be new and must not have previously been sold or occupied as a residence. The grant is separate from Victoria’s duty exemption or concession, so an eligible buyer may need both calculations considered.
Foreign purchaser surcharge
Several jurisdictions charge additional duty when a foreign person acquires residential property. The surcharge may be calculated on the foreign purchaser’s interest rather than the entire property, and definitions can include companies and trusts.
The calculator provides a broad estimate using the selected jurisdiction’s headline surcharge rate. It does not determine foreign-person status, treaty treatment, exemptions, mixed ownership or land-tax surcharges. Obtain specialist legal and tax advice before relying on the result.
State-by-state stamp duty guide
| State | Duty authority | 2026 first-home buyer note |
|---|---|---|
| NSW | Revenue NSW | Eligible homes up to $800,000 exempt; concession below $1 million. Separate land thresholds. |
| VIC | State Revenue Office Victoria | Eligible homes up to $600,000 exempt; concession from $600,001 to $750,000. |
| QLD | Queensland Revenue Office | Established first homes have value-based relief; eligible new homes and vacant land have different concessions. |
| WA | RevenueWA | From 7 May 2026, eligible homes up to $600,000 exempt and concessions apply to $800,000. |
| SA | RevenueSA | Eligible new homes and vacant land may receive full uncapped relief; established homes are treated differently. |
| TAS | State Revenue Office Tasmania | Temporary established-home exemption ended for settlements after 30 June 2026. |
| ACT | ACT Revenue Office | Eligible Home Buyer Concession Scheme applicants pay no conveyance duty from 1 July 2026. |
| NT | Territory Revenue Office | General formula applies unless a specific exemption or concession is confirmed. |
What this calculator does not include
- Complex trusts, companies, related-party transfers or fractional foreign ownership
- Off-the-plan dutiable-value concessions and construction apportionment
- Spouse transfers, deceased estates, family law or charitable exemptions
- Pensioner, farmer, disability or special-purpose concessions
- Land tax, foreign-owner land-tax surcharge or FIRB fees
- Legal, conveyancing, inspection, lender, valuation and insurance costs
- A formal revenue-office assessment
Official revenue authority sources
Need help budgeting for your property purchase?
Capital Connections can help you understand your deposit, purchase costs, borrowing position and lender options before you make an offer.
Book a mortgage consultationStamp duty calculator FAQs
How accurate is this calculator?
It is an indicative budgeting tool using general rates and selected 2026 concessions. Your legal ownership structure, contract and eligibility evidence can change the final assessment.
Do first home buyers always pay no stamp duty?
No. Relief depends on the jurisdiction, property value and type, contract date and personal eligibility. Some concessions phase out rather than stopping at one threshold.
Can stamp duty be included in my home loan?
A lender assesses the total loan-to-value ratio and available funds. You generally need enough funds to cover the deposit and purchasing costs, although the overall loan structure depends on lender policy and valuation.
When is stamp duty paid?
The timing differs by jurisdiction and transaction. Your conveyancer or solicitor usually explains the due date and handles settlement adjustments and lodgement.