Stamp Duty Calculator
Calculate stamp duty (transfer duty) for any property across all Australian states and territories.
Property Details
Stamp duty payable
New South Wales
Total upfront costs
$28,635Stamp duty + transfer fee
Compare Stamp Duty Across All States
| State | Stamp Duty | Total |
|---|---|---|
Australian Capital TerritoryLowest | $19,448 | $19,448 |
Queensland | $26,775 | $26,975 |
New South WalesSelected | $28,485 | $28,635 |
Tasmania | $29,060 | $29,230 |
Northern Territory | $29,241 | $29,391 |
Western Australia | $29,741 | $29,991 |
South Australia | $35,080 | $35,270 |
Victoria | $40,070 | $40,190 |
Sorted by stamp duty amount (lowest first). Comparison based on $750,000 property value.
How Stamp Duty Works in Australia
Stamp duty (officially called "transfer duty") is a state government tax charged when you purchase property in Australia. Each state and territory sets its own rates, which means the amount you pay can vary significantly depending on where you buy.
The tax is calculated on a tiered bracket system similar to income tax. You pay a lower rate on the first portion of the purchase price, with progressively higher rates applying to amounts above each threshold. Stamp duty must typically be paid within 30 days of settlement and is a one-off cost (not an ongoing tax).
For a property worth $750,000, stamp duty ranges from around $10,000 in the cheapest states to over $30,000 in the most expensive. This makes it one of the largest upfront costs of buying a home, alongside your deposit.
First Home Buyer Concessions by State
Every Australian state offers some form of stamp duty relief for eligible first home buyers. The table below summarises the key thresholds.
| State | Full Exemption Up To | Concession Up To | New Homes Only? |
|---|---|---|---|
| New South Wales | $800,000 | $1,000,000 | No |
| Victoria | $600,000 | $750,000 | No |
| Queensland | $700,000 | $800,000 | No |
| Western Australia | $430,000 | $530,000 | Yes |
| South Australia | $650,000 | -- | Yes |
| Tasmania | $750,000 | -- | No |
| Australian Capital Territory | $1,000,000 | -- | No |
| Northern Territory | $650,000 | -- | Yes |
Strategies to Reduce Stamp Duty
Claim First Home Buyer Concessions
If you are buying your first home, you may be eligible for a full stamp duty exemption or a significant discount depending on the state and the property value. In New South Wales, for example, first home buyers pay no stamp duty on properties valued up to $800,000 (for new homes) or $650,000 (for existing homes), with sliding concessions up to $1,000,000 and $800,000 respectively. Victoria offers full exemptions for properties up to $600,000 and concessions up to $750,000. Always check the current thresholds for your state, as governments frequently adjust these limits.
Buy Off the Plan
Several states offer stamp duty concessions for off-the-plan purchases. In Victoria, the dutiable value of an off-the-plan apartment is reduced by the construction component that has not yet been completed at the time of signing the contract. This can result in stamp duty being calculated on a significantly lower amount than the final purchase price. Similar concessions exist in Queensland and other states, though the rules and eligibility criteria vary.
Consider the NSW Annual Property Tax
New South Wales introduced a property tax option as an alternative to stamp duty for eligible first home buyers. Instead of paying a large upfront stamp duty bill, buyers can choose to pay a smaller annual property tax based on the unimproved land value of the property. This can be particularly beneficial for buyers who are stretching to afford their deposit and do not have additional savings for stamp duty. However, the annual tax continues for as long as you own the property, so the long-term cost may exceed the one-off stamp duty payment if you hold the property for many years.
Negotiate the Purchase Price
Since stamp duty is calculated as a percentage of the property value, reducing the purchase price directly reduces the stamp duty payable. On a $750,000 property in NSW, negotiating the price down by $50,000 to $700,000 would save approximately $1,990 in stamp duty (in addition to the $50,000 price reduction). Every dollar counts, and even small reductions in the purchase price compound through reduced stamp duty, lower mortgage amounts, and less interest paid over the life of the loan.
Stamp Duty Rates by State: Key Differences
Stamp duty varies significantly across Australia because each state and territory sets its own rates independently. As a general rule, the ACT and Northern Territory tend to have the lowest stamp duty rates, while Victoria and NSW are typically the most expensive for properties above $500,000. Queensland and Western Australia sit in the middle range. These differences can amount to tens of thousands of dollars on the same property value.
Victoria
Applies a premium rate of 6.5% (compared to 5.5% in most other states) for properties valued above $960,000, which significantly increases the duty on higher-value properties. Victoria also charges an additional 1% premium for properties above $2 million. Combined with the 8% foreign buyer surcharge, Victorian stamp duty on expensive properties can reach into six figures.
ACT
Has been progressively abolishing stamp duty since 2012, replacing it with higher annual land tax (rates). While stamp duty still applies to property purchases, the rates have been reduced over time and the ACT government plans to eventually eliminate it entirely. This makes the ACT one of the cheapest jurisdictions for stamp duty, particularly for lower-value properties. However, ongoing rates are higher than in other states to compensate.
Queensland
Offers competitive rates for properties below $500,000 but has a higher top rate of 5.75% for properties above $1 million. Queensland also does not impose stamp duty on transfers between spouses in certain circumstances, which can be beneficial for family property arrangements. The state's first home buyer concessions are among the most generous, with full exemptions up to $700,000 for new homes.
How This Calculator Works
This stamp duty calculator uses the official bracket rates published by each state and territory revenue office for the 2025-26 financial year. It calculates transfer duty on the purchase price using the tiered bracket system, applies first home buyer concessions where eligible (including full exemptions and sliding-scale discounts), adds the foreign buyer surcharge if applicable, and includes the standard transfer (registration) fee for each state. The all-states comparison table allows you to instantly see how stamp duty differs across jurisdictions for the same property value, sorted from cheapest to most expensive.
All calculations are estimates based on standard rates and should be used for indicative purposes only. Actual stamp duty may vary depending on the specific circumstances of the transaction, any additional concessions that may apply (such as pensioner discounts or off-the-plan reductions), and the exact timing of the contract exchange or settlement. For a precise stamp duty assessment, consult your conveyancer or solicitor, or contact the relevant state revenue office directly.