Stamp Duty Calculator Australia 2025-26
Calculate stamp duty (transfer duty) for any Australian state or territory. Includes first home buyer exemptions and concessions. Updated with verified 2025-26 rates.
Property Details
Full exemption up to $800,000. Partial concession $800,001–$999,999. Also eligible for Home Buyer Choice (annual property tax) for properties up to $1.5M.
Foreign buyer surcharge: 9% additional duty applies for non-residents.
Stamp Duty Estimate
Stamp Duty Payable
$28,162
Property Value
$750,000
Effective Rate
3.75%
Rates verified: 2025-07-01 · Official source
This is an estimate only. Consult a conveyancer or the state revenue office for exact figures.
Calculate Stamp Duty by State
New South Wales
View New South Wales rates →
Victoria
View Victoria rates →
Queensland
View Queensland rates →
Western Australia
View Western Australia rates →
South Australia
View South Australia rates →
Tasmania
View Tasmania rates →
Australian Capital Territory
View Australian Capital Territory rates →
Northern Territory
View Northern Territory rates →
$15k–$55k
Typical stamp duty on a $750k property
Up to $40k
First home buyer savings (state-dependent)
At settlement
When stamp duty must be paid from savings
What Is Stamp Duty?
Stamp duty also called transfer duty or conveyance duty is a state and territory government tax paid when you buy property in Australia. It is one of the largest upfront costs of buying a home, often exceeding $20,000–$40,000 for median-priced properties. Unlike income tax, it is a one-time charge paid at settlement from your savings not added to your home loan.
How Is Stamp Duty Calculated?
Stamp duty uses a progressive bracket system similar to income tax. Each dollar is taxed at a different marginal rate. You do not pay the top rate on the full purchase price only on the portion above each threshold.
Worked Example NSW $750,000 Purchase
| Bracket | Rate | Duty on this portion |
|---|---|---|
| $0 – $17,000 | 1.25% | $212 |
| $17,001 – $37,000 | 1.5% | $300 |
| $37,001 – $99,000 | 1.75% | $1,085 |
| $99,001 – $372,000 | 3.5% | $9,555 |
| $372,001 – $750,000 | 4.5% | $17,010 |
| Total stamp duty | Effective rate: 3.75% | $28,162 |
NSW 2025-26 rates for a standard residential purchase. FHB exemption applies $0 payable for eligible first home buyers.
Stamp Duty Comparison by State 2025-26
Stamp duty varies significantly between states. Here is how much you pay at three common price points:
| State | $500,000 | $750,000 | $1,000,000 | FHB Full Exemption |
|---|---|---|---|---|
| NSW | $17,990 | $28,162 | $40,612 | ≤ $800,000 |
| VIC | $21,970 | $40,070 | $55,000 | ≤ $600,000 |
| QLD | $15,925 | $24,525 | $38,025 | ≤ $709,999 |
| WA | $17,765 | $26,490 | $40,215 | ≤ $430,000 |
| SA | $21,330 | $30,330 | $41,830 | New builds only |
| TAS | $18,685 | $27,185 | $37,310 | ≤ $750,000 |
| ACT | $17,920 | $27,770 | $34,270 | Income-tested |
| NT | $23,738 | $34,245 | $49,500 | ~$7,000 rebate |
Estimates for standard residential purchases, no concessions applied. Use the calculator above for exact figures.
First Home Buyer Stamp Duty Exemptions
Most states offer a full exemption or significant concession. Tick "First Home Buyer" in the calculator above to see your saving instantly.
NSW
Full exemption ≤ $800k
Partial concession up to $999,999. Option for annual property tax up to $1.5M.
VIC
Full exemption ≤ $600k
Sliding concession up to $750k. Off-the-plan concession for new apartments until Oct 2026.
QLD
Full concession ≤ $709,999
New homes & vacant land: no price cap (from May 2025).
WA
Full exemption ≤ $430k
Partial concession $430k–$530k.
TAS
Full exemption ≤ $750k
Cleanest concession structure no partial zone.
SA
New builds only
No price cap but established homes do not qualify.
ACT
Income-tested ≤ $260k
Very limited eligibility. ACT is transitioning away from stamp duty.
NT
~$7,000 rebate only
PPRR rebate not a full exemption. Full duty still applies.
Total Upfront Buying Costs
Stamp duty is the biggest single upfront cost but not the only one. For a $750,000 purchase, budget for these on top of your deposit:
| Cost | Typical amount | Notes |
|---|---|---|
| Stamp duty | $24,000–$41,000 | Varies by state use calculator above |
| Conveyancing / legal fees | $1,500–$3,000 | Solicitor or conveyancer |
| Building & pest inspection | $400–$800 | Strongly recommended |
| Lenders Mortgage Insurance (LMI) | $0–$20,000+ | Only if borrowing >80% LVR |
| Loan establishment fee | $0–$600 | Many lenders waive this |
| Title search & registration | $200–$400 | Usually included in conveyancing |
| Moving costs | $500–$3,000 | Depends on distance and volume |
Indicative costs for a $750,000 residential purchase. Get quotes for your specific situation.
Buying at auction?
Auction contracts are unconditional from the moment the hammer falls. Calculate your stamp duty liability before you bid you cannot add a finance or due diligence clause after the fact.
How to Plan for Stamp Duty
Check FHB eligibility first
Before assuming you owe full duty, check your state's revenue office. Thresholds update regularly you may owe $0.
Calculate your total savings target
Add deposit + stamp duty + other costs. Example: $750k NSW purchase = $150k deposit (20%) + $28,162 duty + ~$5,000 other = $183,162 total savings needed.
Keep stamp duty in a separate account
Ring-fence your stamp duty savings so they are not accidentally spent. It must be available in cash at settlement.
Talk to a mortgage broker
A broker can confirm your exact stamp duty liability, identify any concessions, and structure your finance around your total upfront cost not just the purchase price.
Frequently Asked Questions
Is stamp duty included in my home loan?
Generally no. Stamp duty must be paid from your savings at settlement it is not added to your home loan. Some lenders allow capitalisation into the loan if your LVR stays under 80%, but this is uncommon and increases your loan balance and total interest paid.
Is stamp duty tax deductible?
For your principal place of residence no. For investment properties, stamp duty cannot be claimed immediately but forms part of the property's cost base for CGT purposes, reducing your capital gains tax when you eventually sell.
Do I pay stamp duty on the purchase price or the valuation?
On the higher of the two. In most cases they are the same. However, if you buy below market value (e.g. from a family member), the state revenue office may assess duty on market value not what you paid.
Does stamp duty apply to off-the-plan purchases?
Yes, but several states offer concessions. VIC has a temporary off-the-plan concession for new apartments/townhouses until October 2026. QLD removed the price cap for new homes from May 2025. Off-the-plan duty is usually calculated on the land value during construction, which can significantly reduce the upfront cost.
Can stamp duty be reduced for any other reason?
Yes. Transfers between spouses or de facto partners, deceased estate transfers, and some family farm transfers may be exempt or concessional. Foreign buyers pay additional surcharges of 7–9%. A licensed conveyancer can advise on exemptions for your specific situation.
Which state has the cheapest stamp duty?
At most price points, Queensland has the lowest rates approximately $24,525 on a $750,000 property versus $40,070 in Victoria (a $15,545 difference). However, property prices, market conditions, and FHB concessions in your target state matter far more than comparing headline rates.
Is NSW moving away from stamp duty?
NSW introduced the Home Buyer Choice scheme, allowing eligible buyers (properties up to $1.5M) to opt into an annual property tax instead of upfront stamp duty. This suits buyers who plan to sell within a few years. For long-term owners, the annual tax accumulates and often exceeds the one-time duty cost. Compare both options at the NSW Revenue website.
How accurate is this stamp duty calculator?
This calculator uses verified 2025-26 rates from each state's official revenue office. It correctly handles special rules: VIC flat rate on $960k–$2M, ACT flat rate above $1.455M, and NT formula-based calculation. It provides a reliable estimate for standard residential purchases. Always confirm your exact liability with a licensed conveyancer.
Related Property & Finance Calculators
Have feedback or spotted an error?
Stamp duty rates change regularly. If you notice an error or outdated rate, please let us know at [email protected].
Official State & Territory Sources
Rates used in this calculator are sourced from each state and territory's official revenue office. Always verify your liability directly with the relevant authority before signing a contract.
Important information
This calculator provides general information only and does not constitute personal financial, legal or tax advice. Results are estimates based on the information you enter and current publicly available rates and thresholds for each state and territory. They do not account for every concession, exemption, surcharge or special case (for example, foreign buyer surcharges, family transfers, off-the-plan concessions or deceased estate transfers).
Stamp duty rates, thresholds and exemptions can change without notice. The calculations on this page are based on 2025–26 rates verified against each state's revenue office. Actual stamp duty payable is determined by the relevant state or territory revenue authority, not by this tool.
Before signing a contract of sale or bidding at auction, you should confirm your exact stamp duty liability with a licensed conveyancer, solicitor, or the relevant state revenue office. WealthWorks Pty Ltd does not guarantee the accuracy, completeness or currency of the information displayed and accepts no liability for decisions made in reliance on these estimates.