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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 current revenue office 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

$27,937

Total Payable

$27,937

Effective rate:3.72%of purchase price
Stamp Duty Comparison Across States
NSW$27,937
VIC$40,070
QLD$26,775
WA$29,741
SA$35,080
StateBase DutyConcessionSurchargeTotalRate
New South Wales$27,937--$27,9373.72%
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

All five states offer some form of stamp duty concession or exemption for eligible first home buyers, but the rules differ — for example, NSW provides a full exemption on homes up to $800,000 and a concessional rate under $1,000,000, Victoria's threshold is $600,000 with a sliding scale to $750,000, and South Australia's relief applies only to new homes and vacant land. Always check your eligibility criteria, as these may include residency requirements and property occupancy conditions.

Foreign Buyer Surcharges

Between 2015 (Victoria) and 2019 (Western Australia), each of these states introduced an additional duty for foreign purchasers of residential property. Current rates are 7% (WA, SA), 8% (VIC, QLD) and 9% (NSW) of the dutiable value. Combined with FIRB application fees, land tax surcharges and the federal ban on foreign persons buying established dwellings (from 1 April 2025), the rules for foreign buyers are strict.

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. 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?
It depends on the price, the type of property and whether you qualify for a concession, so no single state is cheapest at every price. Enter your purchase price in the calculator to compare the five states side by side, then confirm the figure with the state revenue office.
Can first home buyers avoid stamp duty?
Often, if you meet the eligibility rules. NSW: no duty on a home valued at $800,000 or less (concessional rate under $1 million) or vacant land at $350,000 or less. Victoria: no duty up to $600,000, reduced duty to $750,000. Queensland: no duty on an established home at $700,000 or less (concession ends at $800,000), and no duty on a new home or vacant land for contracts from 1 May 2025, with no value cap. WA (from 7 May 2026): no duty on a home up to $600,000, concessional rate to $800,000. SA: full relief on new homes and vacant land to build on, regardless of value, but none for established homes.
What is the foreign buyer surcharge?
All five states in this calculator charge foreign buyers an extra duty on residential property: NSW 9% (from 1 January 2025), Victoria 8%, Queensland 8%, WA 7% and SA 7%. It is paid on top of ordinary stamp duty. Separately, federal rules have generally banned foreign persons from buying established dwellings since 1 April 2025 (currently to 30 June 2029).
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?
The due date is set by each state and runs from different events (for example exchange of contracts or settlement), so check with your state revenue office. In practice your conveyancer or solicitor usually arranges payment as part of settlement.

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