Stamp Duty Calculator – All States 2026–27
Estimate the transfer duty on a property in any Australian state or territory, including first home buyer concessions. Then compare the same purchase across every state.
Same purchase in every state
| State | Stamp duty | Concession applied |
|---|
Printed from ClearCalc (clearcalc.com.au/stamp-duty-calculator/). Estimates only, not financial advice.
How stamp duty works
Stamp duty (also called transfer duty, land transfer duty or conveyance duty) is a state tax you pay when you buy property. Each state and territory sets its own rates. Most use sliding brackets, so the more expensive the property, the higher the percentage you pay. It's usually due at or soon after settlement, and it's often the biggest upfront cost after your deposit.
First home buyer concessions in 2026–27
| State | Concession for eligible first home buyers |
|---|---|
| NSW | No duty up to $800,000. Reduced duty up to $1m. |
| VIC | No duty up to $600,000. Reduced duty up to $750,000. |
| QLD | No duty on new homes (no cap). Up to $17,350 off established homes under $800,000. |
| WA | No duty up to $600,000. Reduced rate up to $800,000 (from 7 May 2026). |
| SA | No duty on new homes (no cap). Established homes pay full duty. |
| TAS | No duty concession for 2026–27. A grant may apply to new homes. |
| ACT | No duty under the Home Buyer Concession Scheme. No price or income cap from 1 July 2026. |
| NT | No duty concession. A grant applies to new homes. |
Every scheme has eligibility rules. Typically you must be an Australian citizen or permanent resident, never have owned residential property in Australia (or not recently, in the ACT), and move in within 12 months and live there for at least 12 months.
What this calculator doesn't include
- Foreign purchaser surcharges, which can add 7–8% or more.
- Off-the-plan concessions, pensioner concessions and other special schemes.
- Land-only purchases, which often have different first home thresholds.
- Mortgage registration and transfer fees. These are usually a few hundred dollars.
Rates were reviewed against state revenue office information in October 2026. Duty can change at each state budget, so confirm the final figure with your conveyancer or the state revenue office before you sign a contract.
Frequently asked questions
How much is stamp duty on a $750,000 home?
It depends on the state and whether you're a first home buyer. For a home you'll live in, it ranges from about $19,000 in the ACT and Queensland to about $40,000 in Victoria. Eligible first home buyers pay much less, or nothing at all in the ACT. Use the calculator above to compare every state.
Do first home buyers pay stamp duty?
Often not, or much less. NSW exempts first homes up to $800,000, Victoria and WA up to $600,000, Queensland and SA exempt new homes at any price, and the ACT exempts eligible buyers with no cap. Conditions apply.
Can I add stamp duty to my home loan?
Some lenders let you borrow more to cover stamp duty, but it raises your loan-to-value ratio and may trigger lenders mortgage insurance. Talk to your lender or broker.
Is stamp duty tax deductible?
Not for a home you live in. For an investment property, stamp duty is usually added to the property's cost base for capital gains tax rather than claimed as a deduction.
Last reviewed October 2026. This calculator gives an estimate for general information only. Check important figures with the relevant government agency or a licensed professional.