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🇦🇺 AustraliaResidentialOfficial rates8 jurisdictions

Stamp Duty Calculator Australia 2026

Estimate residential transfer, stamp, or conveyance duty for NSW, VIC, QLD, SA, WA, TAS, ACT, and NT — including first-home concessions where we model published schedules.

By Sammy S. · Founder · AuthorUpdated for 2026

$30,187
NSW $800k general
$43,070
VIC $800k FHB
$29,025
QLD $800k general
$21,850
QLD $800k FHB

Calculate Australia stamp / transfer duty

Choose state, buyer type, and purchase price — results update instantly from published schedules.

Your inputs

State, buyer type, and price (AUD)

A$

Estimated transfer duty

Transfer duty

$30,187

Effective 3.77% of $800,000 · New South Wales

General-rate duty$30,187
Duty due$30,187
SliceDuty
$387,000 – $800,000$30,187

Rates: 2026–27 (CPI-indexed; premium over $3.87m). Official source

  • Transfer duty estimate using Revenue NSW published rates (2026–27 (CPI-indexed; premium over $3.87m)).
  • Foreign purchaser surcharges, off-the-plan dutiable-value reductions, and mixed-use splits are not modelled.
How to use
1
Choose state/territory
Each jurisdiction has its own bands, rates, and first-home concessions.
2
Choose buyer type
General/investment rates vs first-home buyer (concessions modelled where available).
3
Enter the purchase price
See band-by-band duty and total due instantly — in AUD with cents.
$800,000 general rates
NSW$30,187
VIC$43,070
QLD$29,025
WA$32,316
Example prices
$500,000$600,000$750,000$800,000$1,000,000$1,500,000
Hub
Stamp duty by Australian stateAustralia stamp duty calculator

Rank NSW vs VIC vs QLD and more — or model any price in the calculator.

Australian stamp duty (transfer duty / land transfer duty / conveyance duty) is calculated on the residential purchase price using state or territory revenue office schedules. Each jurisdiction has its own bands, rates, and first-home concessions. Figures below come from the same engine as the live calculator — matched to published official rates where worked examples are available.

Worked example — Queensland general rates

Queensland · General / investment rates · $850,000

StateQueensland
Buyer typeGeneral / investment rates
Purchase price$850,000
Duty due$31,275
Effective rate3.68%

$850,000 → $31,275 Transfer duty (effective 3.68%)

Other engine-sourced examples

  • QLD $850,000 general: $850,000 → $31,275
  • QLD $850,000 established first-home: $850,000 → $24,100 (First home concession (established))
  • VIC $600,000 first-home (FHB exempt): $600,000 → $0 (First home buyer duty exemption)
  • NSW $900,000 first-home (FHBAS concession): $900,000 → $19,594 (FHBAS concessional rate)

Formulas

  • Progressive bands (most states): For each band: duty += base + ((price − from) ÷ 100) × per-hundred rate — with “or part of $100” rounding (ceil) in QLD, WA, SA, TAS, ACT; NSW uses exact excess × rate (Revenue NSW worked examples)
  • NSW premium residential duty: For dutiable value over $3,870,000 (2026–27): $194,137 + $7.00 per $100 of excess over $3,870,000 (replaces the general top-band schedule)
  • Victoria general (non-PPR): Marginal % bands; $960k–$2m flat 5.5% of whole value; above $2m base + marginal % of excess
  • NT formula (≤ $525k): duty = 0.06571441 × (price ÷ 1000)² + 15 × (price ÷ 1000)
  • First-home concessions: State-specific: NSW FHBAS sliding scale; VIC sliding (price − $600k) ÷ $150k; QLD home concession − first-home amount; SA/QLD new/land nil from certain dates; WA/ACT per-hundred concession
  • Rounding: AUD amounts rounded to the nearest cent (2 decimal places)

Calculation steps

  1. Choose the state or territory
    NSW · VIC · QLD · SA · WA · TAS · ACT · NT

    Each publishes its own residential bands. Crossing a border means a different schedule.

  2. Choose the buyer type
    General / investment vs first-home buyer (concession where modelled)

    First-home concessions differ by state — some have no value cap (QLD new home / vacant land, SA new/land); others taper (NSW, VIC, WA, ACT). TAS and NT first-home concessions are not modelled.

  3. Select property kind (when relevant)
    Home (existing or new) vs vacant land

    NSW, QLD, SA, and WA first-home thresholds differ for vacant land vs dwellings. In QLD and SA, new vs established homes may have different concession rules.

  4. Apply progressive bands or formula
    Progressive per-hundred, marginal %, or NT quadratic formula

    Most states use progressive per-hundred schedules. Victoria uses marginal % bands with a flat-rate tier. NT uses a formula below $525k and flat % tiers above.

  5. Apply first-home concession when eligible
    Reduce or eliminate duty per state schedule

    Concessions are state-specific and may require occupancy, residency, or citizenship criteria not modelled here.

  6. Round to cents
    round(value, 2)

    Matches typical conveyancing rounding to the nearest cent.

Key takeaways — Australia stamp duty

  • NSW $800,000 general → $30,187 (FHBAS: $0 — full exemption at this price when eligible).
  • VIC $800,000 general → $43,070; FHB → $43,070 (above $750k FHB concession cap).
  • QLD $800,000 general → $29,025; established FHB → $21,850 (new home / vacant land FHB: $0).
  • Each state/territory has different first-home thresholds — check the relevant revenue office for eligibility and lodgment rules.
  • Always confirm relief and any foreign purchaser surcharges with your conveyancer before settlement.
Jump to calculator →Compare by state →

NSW, Victoria, and Queensland at a glance

Same engine as the live calculator. QRO example: $850,000 → $31,275 Transfer duty (effective 3.68%)

NSW — Transfer duty

Progressive bands · FHBAS: homes ≤ $800k nil, concession to $1m; vacant land ≤ $350k nil

$800,000 general → $30,187; FHB → $0

VIC — Land transfer duty

Non-PPR % bands · FHB: $0 ≤ $600k; sliding concession to $750k

$800,000 general → $43,070; FHB → $43,070

QLD — Transfer duty

Home concession schedule · established FHB: home concession − first-home amount

$800,000 general → $29,025; FHB → $21,850

What is stamp duty in Australia?

Stamp duty (also called transfer duty, land transfer duty, or conveyance duty depending on the state) is a tax charged by state and territory revenue offices when you buy residential property. Each jurisdiction sets its own bands, rates, and concessions — there is no single national stamp duty percentage.

Duty is usually payable on settlement. Your conveyancer or settlement agent calculates the amount and lodges the transfer with the relevant office. This calculator estimates residential transfer duty from published schedules — it does not cover foreign purchaser surcharges, off-the-plan reductions, or mixed-use splits.

New South Wales (transfer duty)

Revenue NSW applies progressive bands with a minimum $20 duty. General rates: $800,000 → $30,187 (3.77% effective).

First Home Buyers Assistance Scheme (FHBAS): homes ≤ $800,000 pay nil (full exemption at this price if eligible). Homes from $800,000 to under $1,000,000 use a sliding-scale concession. Vacant land has separate thresholds ($350,000 exempt, $450,000 cap).

Victoria (land transfer duty)

SRO Victoria general (non-PPR) rates: $800,000 → $43,070. From $960,000 to $2,000,000 duty is a flat 5.5% of the whole value.

First home buyer duty exemption: $600,000 and below pay $0. Above $600,000 and under $750,000 a sliding concession applies. At $750,000+ general rates apply. Example: $800,000 FHB → $43,070.

Queensland (transfer duty)

QRO general rates: $800,000 → $29,025.

First-home concessions (contracts on/after 1 May 2025): new homes and vacant land pay nil transfer duty (no value cap). Established first home: home concession schedule minus the published first-home concession amount (tapers to nil at $800,000+). Example: $800,000 established FHB → $21,850.

Price ladder — general rates by state

Same purchase price across NSW, VIC, QLD, and WA. Figures from the calculator engine.

PriceNSWVICQLDWA
$500,000$16,687$25,070$15,925$17,765
$600,000$21,187$31,070$20,025$22,515
$750,000$27,937$40,070$26,775$29,741
$800,000$30,187$43,070$29,025$32,316
$1,000,000$39,187$55,000$38,025$42,616
$1,500,000$63,787$82,500$66,775$68,366

Myths vs facts

Myth: Stamp duty is a single national Australian tax.
Fact: Each state and territory sets its own transfer / stamp / conveyance duty under different Acts and schedules.
Myth: First-home buyers always pay zero stamp duty.
Fact: Relief is capped or tapered. NSW FHBAS homes taper to $1m; Victoria ends at $750k; SA established homes usually pay full duty.
Myth: The contract price is always the dutiable value.
Fact: Duty is generally on the greater of consideration and unencumbered market value.
Myth: Owner-occupier rates always apply if you will live there.
Fact: Some jurisdictions have separate investor vs owner-occupier schedules or home concessions with extra rules. This calculator’s general path uses investment / non-owner schedules where those differ.

Glossary

Transfer duty
The most common name for stamp duty in NSW, QLD, and WA — a state tax on property transfers.
Land transfer duty
Victoria's name for residential stamp duty (charged by SRO Victoria).
Conveyance duty
ACT's name for stamp duty on property transfers.
FHBAS
NSW First Home Buyers Assistance Scheme — full exemption on homes ≤ $800k, concession to $1m.
FHB / FHO
First-home buyer / first home owner — concessions vary by state (VIC $0 ≤ $600k; QLD new home / vacant land nil from May 2025).
Home concession (QLD)
Queensland's reduced transfer duty schedule for owner-occupier homes (including first-home buyers on established dwellings).
Foreign purchaser duty
Additional duty in several states (NSW, VIC, QLD, SA, WA) charged on top of residential transfer duty for non-citizens / non-permanent residents.
Dutiable value
Usually the greater of the purchase price (consideration) and the property’s unencumbered market value — the amount duty is calculated on.

Common mistakes

Using NSW rates for a Victorian or Queensland purchase
Each state/territory has its own transfer duty schedule with different thresholds. Always pick the jurisdiction where the property is located.
Assuming first-home concessions apply without eligibility checks
Most concessions require you to move in, occupy as your principal place, and meet residency or citizenship criteria — check the relevant revenue office before relying on $0 duty.
Ignoring the property-kind field for QLD/SA first-home
Queensland and South Australia distinguish between new homes, established homes, and vacant land for first-home duty relief. Select the correct property kind to see accurate concessions.
Forgetting foreign purchaser surcharges
Several states charge additional foreign purchaser or additional foreign acquirer duty on top of the residential schedule. This tool models domestic rates only.
Confusing concession caps with exemption floors
In NSW and WA, exemption applies up to one threshold, then a partial concession tapers to a cap — above the cap general rates apply with no relief.

Who this helps

Home buyers & movers
Estimate transfer duty before making an offer — and see how first-home concessions change the bill in your state.
Investors & upgraders
Compare general rates across jurisdictions when budgeting for an investment or non-first-home purchase.
Conveyancers & advisers
Quick band-by-band sanity check against published residential schedules (not a lodgment tool).

Buyer checklist

  • Confirm which state or territory the property is in.
  • Decide whether you qualify as a first-home buyer (and which property kind: new home / established / vacant land).
  • Check first-home buyer eligibility (residency, occupancy, citizenship) with the revenue office before relying on concessions.
  • Budget for the higher general / investment rate if you are not a first-home buyer or the property is above the concession cap.
  • Ask your conveyancer about lodgment deadlines and whether any reliefs (off-the-plan, pensioner) apply.
  • If you are a foreign purchaser, confirm the additional foreign purchaser duty rate with your state revenue office.

Stamp duty by purchase price

$500,000$600,000$750,000$800,000$1,000,000$1,500,000

Related Australia tax tools

Australia stamp duty calculator FAQ

NSW uses progressive transfer duty bands (not a flat rate). General rates on $800,000 → $30,187 (3.77% effective). FHBAS exempts eligible first-home buyers on homes ≤ $800,000. Source: Revenue NSW.

$30,187 at general rates. As a modelled first-home buyer: $0 (full FHBAS exemption at this price for an eligible home). Breakdown uses Revenue NSW published bands.

If you qualify and the dutiable value is $600,000 or less, you pay $0 land transfer duty. Above $600,000 and under $750,000 a sliding concession applies. At $750,000 and above, general rates apply. Example: $800,000 → $43,070.

At general rates: $800,000 → $29,025. Owner-occupiers who are not first-home buyers may claim Queensland’s separate home concession (a different schedule from general rates). This calculator’s first-home path models the first-home concession for established, new, or vacant-land purchases — not the subsequent-home-only concession.

Yes — WA charges transfer duty. General rates on $800,000 → $32,316. First home owner rate from 7 May 2026: homes ≤ $600,000 nil (concession to $800,000).

No. Each state and territory sets its own transfer / stamp / conveyance duty bands, rates, and first-home concessions. Pick the correct jurisdiction in the calculator.

Several states (NSW, VIC, QLD, SA, WA) charge additional foreign purchaser duty on top of residential transfer duty when you are not an Australian citizen or permanent resident. This tool models domestic rates only — check your state revenue office for foreign purchaser / additional foreign acquirer duty rates.

Typically payable on or before settlement. Filing and payment rules differ by state/territory — confirm with your conveyancer; this tool does not lodge transfers.

No. Figures use published residential rate schedules and official sources for modelling only. Confirm eligibility for concessions, surcharges, and lodgment with your conveyancer and the relevant state or territory revenue office.

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