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Free Stamp Duty Calculator — 2026

Australian Stamp Duty Calculator

Calculate stamp duty (transfer duty) for NSW, Victoria, Queensland, WA, and SA with real 2026 rates. Includes first home buyer exemptions, foreign buyer surcharges, and instant state-by-state comparison.

Calculate Stamp Duty
$
Stamp Duty for New South Wales

Purchase Price

$750,000

Base Duty

$28,485

Total Payable

$28,485

Effective rate:3.80%of purchase price
Stamp Duty Comparison Across States
NSW$28,485
VIC$40,070
QLD$26,775
WA$29,741
SA$35,080
StateBase DutyConcessionSurchargeTotalRate
New South Wales$28,485--$28,4853.80%
Victoria$40,070--$40,0705.34%
Queensland$26,775--$26,7753.57%
Western Australia$29,741--$29,7413.97%
South Australia$35,080--$35,0804.68%

Understanding Stamp Duty in Australia

Stamp duty, officially known as transfer duty, is one of the largest upfront costs when purchasing property in Australia. Unlike the relatively uniform GST system, stamp duty rates are set independently by each state and territory government, resulting in significant cost differences depending on where you buy.

How Stamp Duty Is Calculated

All Australian states use a progressive tiered system, similar to income tax brackets. Lower property values attract lower rates, with rates increasing as the purchase price rises. The thresholds and rates differ between states, which is why a $750,000 property can attract vastly different stamp duty amounts depending on the state.

First Home Buyer Concessions

Every state except South Australia offers some form of stamp duty concession or exemption for eligible first home buyers. These concessions have price thresholds — for example, NSW provides a full exemption on properties up to $800,000 and a sliding scale up to $1,000,000. Victoria's threshold is lower at $600,000 with a sliding scale to $750,000. Always check your eligibility criteria, as these may include residency requirements and property occupancy conditions.

Foreign Buyer Surcharges

Since 2015-2016, all major Australian states have introduced additional stamp duty surcharges for foreign purchasers of residential property. These range from 7% (QLD, WA, SA) to 8% (NSW, VIC) of the purchase price. Combined with FIRB application fees and potential land tax surcharges, the total additional cost for foreign buyers is substantial.

Stamp Duty vs Land Tax

There has been ongoing policy debate about replacing stamp duty with a broader annual land tax. The ACT is already phasing out stamp duty in favour of higher land tax rates. NSW announced and then paused a similar scheme. For now, stamp duty remains the primary property transfer tax in all states covered by this calculator.

Frequently Asked Questions

What is stamp duty in Australia?
Stamp duty (also called transfer duty) is a state government tax paid when purchasing property in Australia. The amount varies by state, property value, and buyer type. It is typically paid at settlement and is one of the largest upfront costs of buying property.
Which state has the lowest stamp duty?
Queensland generally has the lowest stamp duty for properties under $500,000 due to its $0 threshold on the first $5,000. For higher-value properties, it varies. NSW and VIC tend to have higher rates, especially above $1 million. Use our calculator to compare exact amounts across all states.
Can first home buyers avoid stamp duty?
Yes, in most states. NSW exempts first home buyers on properties up to $800,000. Victoria offers full exemption up to $600,000. Queensland provides concessions on homes up to $500,000 and vacant land up to $250,000. WA exempts up to $430,000 (established) or $530,000 (new). SA does not offer stamp duty exemptions but provides a $15,000 First Home Owner Grant.
What is the foreign buyer surcharge?
All Australian states charge an additional surcharge on property purchases by foreign buyers. NSW and VIC charge 8%, while QLD, WA, and SA charge 7%. This surcharge is on top of the standard stamp duty and significantly increases the cost of purchase.
Is stamp duty tax deductible in Australia?
Stamp duty is generally not tax deductible for your primary residence. However, for investment properties, stamp duty is added to the cost base of the property and reduces your capital gains tax when you sell. It cannot be claimed as an immediate deduction against rental income.
When do I pay stamp duty?
Stamp duty is typically due within 30 days of settlement (or contract exchange in some states). Your conveyancer or solicitor usually handles the payment as part of the settlement process. Most lenders require stamp duty to be paid from your own funds and will not include it in the mortgage.

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