How to Use the Stamp Duty Calculator Australia
- Enter the property price.
- Select the state or territory the property is in.
- Choose "Home to live in" or "Investment" — some states charge less for owner-occupiers.
- Select Calculate to see the estimated stamp duty.
How Stamp Duty Is Calculated by State
Stamp duty (also called transfer duty or conveyance duty) is a one-off tax you pay when you buy property. It is charged by each state and territory, not the federal government, so the amount depends on where the property is. Most states use a sliding scale that works like income tax: the property price is split into bands, and each band is charged at a higher rate. The Northern Territory uses a formula for properties up to $525,000, and Victoria charges a flat 5.5% on the whole price between $960,000 and $2 million.
Stamp Duty Rates by State 2026–27
Estimated duty for a $750,000 property using 2026–27 general rates:
| State | Home to live in | Investment |
|---|---|---|
| NSW | $27,937 | $27,937 |
| VIC | $40,070 | $40,070 |
| QLD | $19,600 | $26,775 |
| WA | $29,741 | $29,741 |
| SA | $35,080 | $35,080 |
| TAS | $28,935 | $28,935 |
| ACT | $19,208 | $22,200 |
| NT | $37,125 | $37,125 |
State names link to each state or territory's revenue office for the current official rates.
Owner-Occupier vs Investment Rates
Some states charge less if you're buying a home to live in. Victoria (up to $550,000), Queensland and the ACT have lower owner-occupier rates, which this calculator applies when you choose "Home to live in". The other states charge the same rates for homes and investments.
Duty is also calculated on the "dutiable value" of the property, not necessarily the contract price — if a valuation shows the market value is higher than what you paid (for example, in a below-market family transfer), revenue offices generally charge duty on the higher figure. For an arm's-length purchase at market price, the contract price and dutiable value are normally the same.
Concessions and Surcharges
These figures are estimates using general rates. Your actual duty could be lower or higher because of:
- First home buyer exemptions or concessions, which can remove stamp duty entirely below a price cap.
- Concessions for pensioners, off-the-plan purchases or new homes in some states.
- Foreign purchaser surcharges, which add several percentage points for buyers who aren't citizens or permanent residents.
Foreign Purchaser Surcharges
Most states charge an extra surcharge on top of standard duty when the buyer is a foreign person — broadly, someone who isn't an Australian citizen or permanent resident. As a guide: NSW currently charges 9%, Victoria, Queensland and Tasmania 8%, and WA and SA 7%, all added on top of the general rates shown above. The ACT and NT currently don't charge a foreign purchaser surcharge. These rates move fairly often — NSW's rose from 8% to 9% in 2025 — so treat this as a starting point and confirm the current rate with the relevant state revenue office before budgeting around it. This calculator doesn't include any foreign purchaser surcharge in its estimate.
Always confirm the final amount with your conveyancer or state revenue office. See how a mortgage affects your budget with our Take Home Pay Calculator Australia. Using your super for a first home? Check our Super Calculator Australia.