Stamp Duty Calculator

What is Stamp Duty in Australia?

Stamp duty — officially called transfer duty in most states — is a state government tax paid when you purchase property in Australia. It is one of the largest upfront costs in any property transaction, often ranging from $8,000 to $40,000+ depending on the purchase price and state. Each of Australia's eight states and territories sets its own rates, thresholds, and concessions independently, which is why the same property at the same price can have dramatically different stamp duty costs in different states.

Stamp duty is calculated on the property's purchase price (or market value if higher) using a progressive bracket system. Like income tax, higher price ranges attract higher rates. The total stamp duty is the sum of duty calculated on each bracket — not a flat percentage of the whole price.

How is Stamp Duty Calculated in Australia?

Each dollar of the purchase price falls into a bracket, and the duty rate for that bracket applies only to the portion within it. This progressive system means the effective rate (total duty ÷ purchase price) is always lower than the top marginal rate.

Stamp Duty Rates by State 2025–26

Here is a summary of each state's stamp duty for a standard $500,000 owner-occupier purchase in 2025–26:

• NSW: ~$17,029 — Six brackets from 1.25% to 5.5%. Premium rate above $1.089M.
• VIC: ~$21,970 — Generally the most expensive state. 6% rate applies from $130,000 to $960,000.
• QLD: ~$8,750 — One of the cheapest states with the home concession applied.
• WA: ~$17,765 — Rates from 1.9% to 5.15% on a sliding scale.
• SA: ~$21,330 — Nine brackets, most granular system in Australia.
• TAS: ~$18,248 — Seven brackets from a $50 minimum to 4.5%.
• ACT: ~$8,720 — Lowest duty in Australia for most price points.
• NT: ~$23,929 — Quadratic formula for properties under $525,000.

First Home Buyer Stamp Duty Concessions 2025–26

Most Australian states offer significant stamp duty concessions for eligible first home buyers. These can save tens of thousands of dollars on your first purchase:

• NSW: Full exemption for properties up to $800,000; partial concession tapering to $1,000,000
• VIC: Full exemption up to $600,000 (new homes); partial concession to $750,000
• QLD: Full exemption up to $700,000 for new homes (no cap from May 2025); established homes up to $550,000
• WA: Full exemption up to $500,000; concessional rate to $700,000
• SA: Full exemption on new homes (no value cap); no concession on established homes
• TAS: Full exemption on any property up to $750,000 (extended to June 2026); 50% discount on owner-occupied purchases
• ACT: Full exemption up to $1,020,000 under the Home Buyer Concession Scheme (income-tested)
• NT: First Home Owner Discount of up to $18,601

Other Upfront Costs When Buying Property in Australia

Stamp duty is the largest but not the only upfront cost. When budgeting for a property purchase, also account for: conveyancing and legal fees ($1,500–$3,000); building and pest inspection ($400–$800); mortgage registration fee (~$154 in NSW); loan application fee ($0–$600 depending on lender); lenders mortgage insurance (LMI) if your deposit is below 20% (can be $8,000–$30,000+); and property valuation fee ($300–$600).

Is Stamp Duty Tax Deductible?

Stamp duty on your primary residence is not tax deductible. For investment properties, stamp duty cannot be claimed as an annual deduction against rental income. However, it forms part of the property's cost base for capital gains tax (CGT) purposes — meaning when you sell, the stamp duty reduces your taxable capital gain, lowering your CGT liability. This is one reason accurate records of all purchase costs matter for investment property owners.

Foreign Buyer Stamp Duty Surcharge

Foreign buyers (non-Australian residents and certain trust/company structures) pay additional stamp duty surcharges on top of standard rates. Surcharge rates as of 2026 are 9% in NSW, 8% in VIC, 8% in QLD, 8% in TAS, 7% in WA, and 7% in SA. The ACT and Northern Territory are the only Australian jurisdictions with no foreign buyer surcharge. On a $700,000 property in NSW, the foreign buyer surcharge adds approximately $63,000 — making jurisdiction selection a major financial decision for overseas buyers.

NSW Stamp Duty — Key Facts 2025–26

New South Wales uses six progressive brackets from 1.25% on the first $17,000 up to 5.5% above $1.089M. NSW also offers the First Home Buyer Choice scheme for eligible purchases, giving buyers the option to pay an annual property tax instead of upfront stamp duty. First home buyers are fully exempt on purchases up to $800,000, with a partial concession tapering to zero at $1,000,000.

VIC Stamp Duty — Key Facts 2025–26

Victoria is generally the most expensive state for stamp duty in Australia. The 6% rate applies to the largest bracket ($130,000 to $960,000), and a flat rate of $55,000 plus 6.5% applies above $960,000. Victorian first home buyers pay no stamp duty on properties up to $600,000 (new homes), with a partial concession to $750,000. A temporary off-the-plan concession applies to new apartments and townhouses until October 2026.

QLD Stamp Duty — Key Facts 2025–26

Queensland is among the cheapest states for stamp duty on typical properties. The home concession for owner-occupiers significantly reduces the rate compared to the investor rate. From 1 May 2025, Queensland removed the price cap for new home first home buyer concessions — meaning eligible first home buyers purchasing a new home pay no stamp duty regardless of price.

Frequently Asked Questions