Calculators
Australian stamp duty calculator
Choose your state or territory and see the transfer duty on your purchase, with the right concession applied for first home buyers, owner-occupiers and investors — plus the foreign buyer surcharge and the registration fees that come with it.
Where you're buying
Duty is a state tax, so the scale, the concessions and the fees all change with the border. Queensland calls it transfer duty.
The property
The buyer
Estimated transfer duty
$10,925
A concession of $15,850 has been applied to the Queensland scale.
Transfer duty at the general rate
Before any concession — what an investor pays on the same property
$26,775
Concession applied
Home concession for owner-occupiers; first home concession on established homes to $800,000 and no duty at all on a new home or land.
-$15,850
Mortgage registration fee
Land titles office, estimate
$227
Transfer registration fee
Land titles office, estimate
$2,507
Total government costs
$13,659
- First home concession: full up to $700,000, then QRO's stepped rebate falls by $1,735 for every $10,000 until it reaches nil at $800,000.
- You must move in within a year of settlement and not rent out any part of the home during that year.
- The full concession on a new home or vacant land applies only to the residential part of the parcel — general rates still apply to any additional non-residential land.
- Registration fees are estimates of the QLD Titles Registry schedule and change each 1 July.
Estimate only — confirm with the Queensland Revenue Office or your conveyancer before you sign.
Rates last reviewed 24 Sep 2026 · source
Email me these resultsPlus a quick note on what a lender would actually do with them.
Queensland duty by buyer type at $750,000
Same price, different buyer and property — this is where concessions bite.
| Buyer | Established | New home | Vacant land |
|---|---|---|---|
| First home buyer | $10,925 | $0 | $0 |
| Owner-occupier | $19,600 | $19,600 | $26,775 |
| Investor | $26,775 | $26,775 | $26,775 |
Excludes the foreign purchaser surcharge and registration fees.
Under the bonnet
Assumptions & how we calculate
We show our working so you can judge the number, not just read it. Every lender applies its own policy on top of maths like this.
- Duty is a state tax. Select a state or territory and the calculator uses that jurisdiction's own scale, concessions, surcharge rate and land titles fees — nothing is averaged across Australia.
- Every scale is taken from the relevant revenue office's current published rates. The date each one was last checked, and a link to the page it came from, sit under the results.
- Concessions are applied on price alone. Eligibility tests — residency, prior ownership, income, how long you live there, whether the land is genuinely residential — are not modelled, and most concessions require you to move in within a year and stay for six to twelve months.
- Off-the-plan concessions (currently open in WA, VIC and TAS), pensioner and downsizing concessions, and separate first home owner grants are not applied.
- Registration fees are estimates of the current land titles schedules and are re-set on 1 July most years. Lender, conveyancing and search fees aren't included.
- Foreign purchaser surcharges: 9% in NSW; 8% in QLD, VIC and TAS; 7% in WA and SA; none on transfer duty in the ACT or NT.
- Estimate only — confirm with the relevant revenue office, whose page is linked from the results panel for the state you've selected, or with your conveyancer before you sign.
The information on this website is general in nature and does not take into account your personal objectives, financial situation or needs. Before acting on any information you should consider whether it is appropriate for you. Terms, conditions, fees, charges and normal lending criteria apply. Rates are subject to change.
FAQs
Questions people ask
Is stamp duty the same in every Australian state?
No — duty is a state tax, so the scale, the concessions and the fees all change with the border. On a $750,000 established home an investor pays roughly $22,200 in the ACT, $26,775 in Queensland, $27,937 in New South Wales, $28,935 in Tasmania, $29,741 in Western Australia, $35,080 in South Australia, $37,125 in the Northern Territory and $40,070 in Victoria. Select your state in the calculator above to see your own figures.
Do first home buyers pay stamp duty?
It depends entirely on where you buy. The ACT charges eligible first home buyers no duty at all, with no value cap. Queensland charges none on a new home or vacant land, and none on an established home up to $700,000. South Australia gives full relief on a new home or land but nothing on an established home. New South Wales exempts homes to $800,000, Victoria to $600,000 and Western Australia to $600,000, each with a phase-out band above that. The Northern Territory only exempts a house-and-land package from a building contractor. Tasmania's exemption ended with settlements on 30 June 2026 and has not been replaced.
Is there an owner-occupier concession if this isn't my first home?
Only in some places. Queensland has the home concession ($1 per $100 on the first $350,000), the ACT has a lower base scale for eligible owner-occupier transactions, and Victoria has a principal place of residence concession up to $550,000. Western Australia's concessional rate only reaches property worth $200,000 or less. New South Wales, South Australia, Tasmania and the Northern Territory have no general owner-occupier concession, so you pay what an investor pays.
What is the foreign buyer surcharge?
Most states add a surcharge on top of normal duty when the buyer isn't an Australian citizen or permanent resident: 9% in New South Wales, 8% in Queensland, Victoria and Tasmania, and 7% in Western Australia and South Australia. The ACT and the Northern Territory charge no surcharge on transfer duty. In South Australia the surcharge is still payable even when first home buyer relief wipes out the duty.
When is stamp duty due?
It varies by state, but it's generally due within 30 to 90 days of the contract date, or at settlement if that comes first. Your conveyancer or solicitor usually lodges the return and arranges payment as part of settlement.
Can I add stamp duty to my home loan?
Some lenders will lend towards duty if your deposit and borrowing power allow, but it increases your loan-to-value ratio and may trigger lenders mortgage insurance. It's worth planning for duty in your deposit from the start.
Next step
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