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Australian Financial Calculators

Stamp Duty Calculator Australia

Estimate transfer duty in every state and territory using current official rates, including first home buyer concessions and foreign purchaser surcharges.

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Enter a price to see the duty instantly.

Estimates only, not tax or financial advice. Results are general information based on published ATO rules and the figures you enter. For advice about your situation, speak to a registered tax agent or licensed financial adviser. How we calculate · Spotted a mistake?

Rates, concessions and worked examples by state

NSW stamp dutyVIC stamp dutyQLD stamp dutyWA stamp dutySA stamp dutyACT stamp dutyTAS stamp dutyNT stamp duty

How stamp duty is calculated

Each state and territory publishes a sliding scale: a fixed base amount for each band plus a rate on the value above the band threshold. In NSW, Queensland, WA, SA, Tasmania and the ACT the rate is charged "per $100 or part", so the excess is rounded up to the next $100. Victoria applies exact percentages, and the Northern Territory uses a formula up to $525,000.

Concessions then replace or reduce the general duty: home or principal place of residence rates in Victoria, Queensland, WA and the ACT, and first home buyer exemptions and concessions with value caps. Foreign purchaser surcharges are added on top, as a percentage of the whole value.

  • NSW investor at $900,000: $11,602 + 4.5% × $513,000 = $34,687
  • NSW first home at $900,000: reduced duty $19,594
  • QLD home concession at $600,000: $12,850

Worked example: $900,000 in NSW

  1. $900,000 falls in the $387,001 to $1,290,000 band: $11,602 plus $4.50 per $100 over $387,000.
  2. The excess is $513,000, an exact multiple of $100, so no rounding is needed.
  3. $513,000 × 4.5% = $23,085, plus $11,602 = $34,687 for an investor or owner occupier.
  4. An eligible first home buyer pays the reduced rate of $19,594, because $900,000 is between the $800,000 exemption and the $1,000,000 cap.

Frequently Asked Questions

Is stamp duty the same in every state?
No. Each state and territory sets its own scale, concessions and foreign purchaser surcharge. The same $800,000 purchase can attract very different duty in NSW, Victoria and Queensland.
What value is duty charged on?
Duty is charged on the dutiable value of the property, which is generally the higher of the price paid and the market value. Your conveyancer and the state revenue office confirm the final dutiable value.
Do first home buyers pay stamp duty?
It depends on the state and the price. For example, NSW charges no duty on an eligible first home up to $800,000, Victoria up to $600,000 and WA up to $600,000. In Queensland, first home buyers pay no duty on a new home or vacant land at any price. Above the caps, duty phases back in or the full rate applies.
Are grants included?
No. The calculator estimates duty only. First Home Owner Grants are separate state schemes.
Is this legally binding?
No. It is an estimate based on the official rates we last checked. Your state revenue office or conveyancer confirms the amount payable.

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