All 8 states and territories · FHB concessions · Foreign buyer surcharges · Total upfront cost
Property Details
$
Buyer Details
Buyer Purpose
Finance (optional)
Stamp Duty Payable
$28,163
Base duty$28,163
Stamp duty payable$28,163
Total Upfront Cost Estimate
Stamp duty$28,163
Land / title transfer feeBase fee; scales with property value$164
Mortgage registration fee$164
Conveyancing / legal (est.)$2,000
Building & pest inspection (est.)$600
Estimated total upfront$31,091
Conveyancing and inspection are estimates. Government fees are approximate — confirm with your state revenue office.
New South Wales — How this estimate works
Transfer duty uses progressive brackets updated 1 July 2025. First Home Buyers Assistance Scheme: full exemption ≤ $800k for homes/new builds, ≤ $350k for vacant land. Foreign purchaser duty surcharge: 9%.
Estimates only. Exact duty depends on contract date, property type eligibility, and lender conditions. Government fees are approximate. Always confirm with your state revenue office, solicitor or conveyancer before exchanging contracts.
📅 Rates last updated: July 2025 (FY 2025–26)·Sources: Revenue NSW · SRO VIC · QLD Revenue · WA RevenueSA · ACT Revenue · NT Revenue · SRO TAS
How stamp duty is calculated in Australia
Stamp duty — formally called transfer duty or conveyance duty depending on the state — is a government tax charged when ownership of land or property is transferred. Every Australian state and territory administers its own duty, with different rates, thresholds and concessions.
Duty is calculated on a progressive (bracket) basis in most states: lower duty rates apply on the first portion of the value, with higher rates applying to the excess above each threshold. The calculator above shows you each bracket contribution in detail.
Key variables that affect your duty: property value, state, whether you will live in the property (owner-occupier) or rent it out (investor), whether you are a first home buyer, and whether you are a foreign purchaser.
State-by-state stamp duty guide (2026)
State
Duty on $500k (owner-occ.)
FHB exemption threshold
Foreign surcharge
NSW
$16,912
≤ $800k full; taper to $1M
9%
VIC
$21,970 (PPR)
≤ $600k full; taper to $750k
8%
QLD
$8,750 (home concession)
≤ $700k (est.); no cap (new)
8%
WA
$17,765
≤ $600k full; taper to $800k
7%
SA
$21,330
No duty concession
7%
ACT
$8,720
HBCS (income-tested)
None
TAS
$18,248
50% off ≤ $600k
None
NT
$23,929
Discount up to ~$18.6k
None
Duty figures are for a $500,000 established home, owner-occupier, non-FHB, non-foreign buyer. NSW figures use July 2025 updated brackets.
First home buyer stamp duty exemptions by state
Most states offer first home buyers a full exemption or significant concession on stamp duty. These are some of the most valuable financial benefits available when buying your first home — potentially saving you $15,000 to $35,000 depending on your state and purchase price.
New South Wales (FHBAS): Full exemption for established homes and new builds up to $800,000. Partial concession on a sliding scale from $800,000 to $1,000,000. Vacant land is exempt up to $350,000, with a taper to $450,000.
Victoria: Full exemption for properties up to $600,000. A partial concession tapers down to zero by $750,000. You must occupy the property as your principal place of residence within 12 months and for at least 12 continuous months.
Queensland: For established homes, full concession applies up to $700,000, tapering to $800,000. For new homes and vacant land (from 1 May 2025), a full stamp duty exemption applies with no value cap — one of the most generous FHB policies in Australia.
Western Australia: Updated May 2026 — full exemption for homes up to $600,000, tapering to $800,000. Vacant land: full exemption up to $450,000, tapering to $550,000.
South Australia, ACT, TAS, NT: SA has no duty concession but provides a $15,000 First Home Owner Grant for new homes. ACT has the income-tested Home Buyer Concession Scheme. TAS provides a 50% concession on established homes up to $600,000. NT provides a Territory Home Owner Discount of up to approximately $18,601.
Frequently asked questions about stamp duty
How much is stamp duty in Australia?
Stamp duty (formally called transfer duty or conveyance duty) varies by state. As a rough guide, expect 3–5% of the property value. For a $750,000 established home purchased by a non-first-home buyer: NSW ~$28,163; VIC ~$36,830 (or ~$28,630 with PPR concession); QLD ~$20,400 (home concession); WA ~$27,115; SA ~$35,580; TAS ~$27,810; ACT ~$24,720; NT ~$35,413. Use the calculator above for an exact figure.
How much is stamp duty on a $800,000 house in NSW?
For an established home at $800,000 in NSW, the transfer duty is approximately $31,492 for a non-first-home buyer (using July 2025 progressive brackets). A first home buyer purchasing at $800,000 qualifies for the First Home Buyers Assistance Scheme — full exemption applies up to $800,000, meaning $0 stamp duty is payable.
Do first home buyers pay stamp duty in Australia?
Most states offer full or partial stamp duty exemptions for first home buyers on eligible properties. NSW: full exemption up to $800,000; VIC: full exemption up to $600,000, taper to $750,000; QLD: full exemption for established homes up to $700,000 and full exemption with no cap for new homes; WA: full exemption up to $600,000 (updated May 2026); SA: no duty concession, but a $15,000 First Home Owner Grant applies; ACT: Home Buyer Concession Scheme (income-tested); TAS: 50% concession for established homes up to $600,000; NT: Territory Home Owner Discount up to ~$18,601.
When is stamp duty paid in Australia?
Stamp duty is generally due within 3 months of signing the contract (30 days in some states). In practice, it is settled at the same time as the property purchase — your conveyancer collects the funds at settlement and pays the relevant state revenue office. Some states allow deferred payment for off-the-plan purchases.
Is stamp duty tax deductible?
No, stamp duty on a home you live in is not tax deductible. For investment properties, stamp duty forms part of the cost base of the asset for Capital Gains Tax purposes — it is not immediately deductible against rental income, but it reduces your capital gain when you eventually sell.
What is the foreign buyer stamp duty surcharge in Australia?
Foreign purchasers pay an additional surcharge on top of standard stamp duty: NSW 9%, VIC 8%, QLD 8% (AFAD, from 1 July 2024), WA 7%, SA 7% (from 1 July 2024). ACT, TAS and NT do not currently impose a foreign buyer surcharge. The surcharge is calculated on the full dutiable value of the property.
What is the difference between stamp duty and transfer duty?
'Stamp duty' is the informal name used across Australia for what most states now formally call 'transfer duty' or 'conveyance duty'. All states refer to the same tax — a government duty paid when ownership of a property is transferred. NSW calls it 'transfer duty', QLD and WA also use 'transfer duty', while SA and TAS still refer to 'stamp duty'.
Can stamp duty be added to a mortgage in Australia?
No — Australian lenders do not allow stamp duty to be added to your home loan. Stamp duty must be paid in cash at settlement. This is why it is important to include stamp duty in your savings plan when budgeting to buy a home. Many buyers are surprised by this requirement, particularly first home buyers who have saved only for the deposit.
What is the QLD home concession rate?
Queensland owner-occupiers who are not investors qualify for the Home Concession rate — a lower duty schedule than the investor/standard rate. The concession rates are: 1% on the first $350,000, then 3.5% from $350,001 to $540,000, 4.5% from $540,001 to $1,000,000, and 5.75% above $1,000,000. This is automatically applied if you intend to live in the property as your principal place of residence.
How does the First Home Owner Grant (FHOG) differ from the stamp duty concession?
The stamp duty concession (or exemption) directly reduces or eliminates the duty you pay at settlement. The First Home Owner Grant (FHOG) is a separate cash payment from the state government, deposited into your loan account at settlement. Both can apply simultaneously for eligible buyers of new homes. Current FHOG amounts: NSW $10,000; VIC $10,000 (regional only); QLD $30,000; WA $10,000; SA $15,000; TAS $10,000; NT $10,000. ACT no longer has a FHOG.
What upfront costs should I budget for when buying a home in Australia?
Beyond stamp duty, budget for: government registration fees (land transfer + mortgage registration, typically $300–$500 combined); Lenders Mortgage Insurance (LMI, required when your deposit is less than 20% — can be $5,000–$30,000+ depending on LVR and loan size); conveyancing/legal fees ($1,500–$3,000); building and pest inspection for established homes ($400–$700); moving costs ($500–$3,000). The Total Upfront Cost section of our calculator estimates all of these for you.
Is stamp duty calculated on the purchase price or the market value?
In most cases, stamp duty is calculated on the higher of the contract price or the market value as assessed by the state revenue office. For arm's-length transactions between unrelated parties, the contract price is generally accepted. However, if the price appears below market value (such as in a related-party sale), the revenue office may substitute their own valuation.
Dolaro.com.au stamp duty calculator is updated for FY 2025–26 rates and uses the July 2025 NSW brackets, the QLD home concession rate schedule, VIC PPR concession, and the May 2026 WA FHB thresholds. All figures are estimates only. Always confirm with your state revenue office, solicitor or conveyancer before exchanging contracts. Not financial or legal advice.