Every state and territory
Stamp duty calculator. The same house costs $40,000 more in one state than another.
Transfer duty for all eight Australian jurisdictions, with the first home concessions and foreign purchaser surcharges as they stand in 18 August 2026. Every rate is taken from that state's own revenue office - or from the legislation where the revenue office does not publish it - and each one is dated and linked below.
Transfer duty in Queensland
$10,925
- Home concession less the first home rebate, which steps down from $710,000 and ends at $800,000.
- From 1 August 2026 the Queensland home concessions require citizenship, permanent residency or specified foreign retiree status.
Queensland rates from Queensland Revenue Office, checked 18 August 2026. Indicative only - transfer duty is assessed by the revenue office on the dutiable value, which is not always the price. Excludes land tax, GST, registration and legal fees, off-the-plan deductions and pensioner concessions. Not financial or legal advice.
What an established home costs, state by state.
Duty on an established home for someone who will live in it. First home buyer figures where a concession applies, otherwise the owner-occupier rate.
| State | $500,000 | $650,000 | $750,000 | $900,000 | $1,200,000 |
|---|---|---|---|---|---|
| NSW | Nil | Nil | Nil | $19,594 | $48,187 |
| VIC | Nil | $11,356 | $40,070 | $49,070 | $66,000 |
| QLD | Nil | Nil | $10,925 | $26,350 | $42,350 |
| WA | Nil | $8,075 | $24,225 | $37,466 | $52,916 |
| SA | $21,330 | $29,580 | $35,080 | $43,330 | $59,830 |
| TAS | $18,248 | $24,623 | $28,935 | $35,685 | $49,185 |
| ACT | Nil | Nil | Nil | Nil | Nil |
| NT | $23,929 | $32,175 | $37,125 | $44,550 | $59,400 |
First home buyer, established home, not a foreign purchaser. Computed from the same functions the calculator above runs.
| State | $500,000 | $650,000 | $750,000 | $900,000 | $1,200,000 |
|---|---|---|---|---|---|
| NSW | $16,687 | $23,437 | $27,937 | $34,687 | $48,187 |
| VIC | $25,070 | $34,070 | $40,070 | $49,070 | $66,000 |
| QLD | $15,925 | $22,275 | $26,775 | $33,525 | $49,525 |
| WA | $17,765 | $24,890 | $29,741 | $37,466 | $52,916 |
| SA | $21,330 | $29,580 | $35,080 | $43,330 | $59,830 |
| TAS | $18,248 | $24,623 | $28,935 | $35,685 | $49,185 |
| ACT | $11,400 | $17,880 | $22,200 | $31,050 | $49,750 |
| NT | $23,929 | $32,175 | $37,125 | $44,550 | $59,400 |
Investor or second home - no concession in any state.
Where these numbers come from.
A duty calculator that will not say where its rates came from is asking to be trusted for no reason, and most of them do exactly that. Every scale here is linked to its source and stamped with the date it was checked. Two were genuinely difficult: Revenue NSW does not publish its first home concession formula anywhere, so it was taken from the as-passed amendment bill; and the Northern Territory charges duty by quadratic formula rather than a table of bands.
Buying in Queensland and want the deposit, LMI and settlement costs as well? The Queensland deposit and costs calculator goes further on one state. Working out whether the property stacks up at all, the investment property calculator does the yield and cash flow.
Considering a loan?
Duty comes out of your deposit, not your loan - so it changes what you can actually buy, not just what the purchase costs. LINK Advance works out what a lender will lend against these numbers, across 35+ of them. Most home loan broking is paid by the lender, not you.
Common questions.
→How much is stamp duty in Australia?
It depends entirely on which state you are buying in, and the differences are large. On a $750,000 established home bought by someone who will live in it, duty ranges from nothing in the ACT to over $40,000 in Victoria. Every state sets its own scale, its own concessions and its own thresholds, and several changed them in 2026. The table on this page compares all eight at a glance.
→Which states have first home buyer stamp duty concessions?
As at August 2026: NSW exempts first home buyers to $800,000 and phases duty in to $1,000,000. Victoria exempts to $600,000, phasing to $750,000. Queensland charges nothing on a new home or vacant land at any price, and gives a stepped rebate on established homes to $800,000. WA exempts to $600,000. South Australia gives full relief with no cap, but only on new builds - established homes are never eligible. The ACT is a full exemption with no income test or price cap. Tasmania and the Northern Territory currently have no first home duty concession at all.
→Does Tasmania still have the first home buyer exemption?
No. The 100% exemption on established homes up to $750,000 ran from 18 February 2024 to 30 June 2026, and eligibility went by settlement date rather than contract date. It was not extended in the 2026-27 budget. A lot of comparison sites still show it as current, which is worth knowing before you budget around it.
→What is the foreign purchaser surcharge?
An additional duty charged on residential property bought by someone who is not an Australian citizen or permanent resident, on top of ordinary transfer duty. It is 9% in NSW, 8% in Victoria, Queensland and Tasmania, and 7% in WA and South Australia. The ACT and the Northern Territory have no conveyance duty surcharge at all - the only two jurisdictions that do not.
→Is stamp duty calculated on the purchase price?
Usually, but not always. Duty is assessed on the dutiable value, which is the greater of what you paid and what the property is worth - so a below-market sale between family members is assessed on the market value, not the price. Off-the-plan purchases can work the other way in Victoria and WA, where construction costs incurred after the contract date come out of the dutiable value, sometimes dramatically. Those deductions are not modelled here because they depend on figures only the vendor holds.
→Can I add stamp duty to my home loan?
Not directly. Duty is cash your solicitor pays around settlement, and lenders size the loan against the property's value rather than your costs - so duty comes out of your deposit and reduces what you have available. Sometimes a higher loan-to-value ratio with LMI, or equity in another property, can free the cash up, which is a conversation for a broker rather than a calculator.