Stamp duty calculator
Estimate your stamp duty.
Estimate transfer (stamp) duty on a property purchase in any Australian state or territory, including first home buyer concessions and foreign purchaser surcharges where they apply. Everything runs in your browser and nothing you enter is saved or sent.
RBA cash rate: 4.35% (as at August 2026)
How the stamp duty calculator works
Stamp duty (also called transfer duty or conveyance duty) is a state and territory tax on property purchases. Each jurisdiction has its own sliding scale, so the calculator picks the right rates for the state or territory you choose and applies them to the property price you enter.
It then adjusts for your situation. Owner-occupiers in some states pay a lower rate than investors, such as the home concession in Queensland and the principal place of residence rates in Victoria and the ACT. If you are a first home buyer, the relevant concession or exemption is applied, and if you are a foreign purchaser, the applicable surcharge is added on top.
First home concessions are calculated using each jurisdiction's statutory method, not a rough taper. New South Wales uses the formula in section 78A of the Duties Act 1997, Victoria uses section 57JA of the Duties Act 2000, Queensland uses its published first home concession amounts, and Western Australia uses the First Home Owner Rate.
Duty is not the only government cost. The calculator also estimates the land titles fees, the mortgage registration fee and the transfer (lodgement) fee, and adds them to give a total of your upfront government costs. These titles fees are set by each land titles authority and indexed each 1 July.
Worked example: A $700,000 established home in New South Wales bought by an owner-occupier who is not a first home buyer attracts transfer duty of about $25,700 on the general scale, plus a $182.73 transfer fee and (if you are borrowing) a $182.73 mortgage registration fee, for about $26,050 in total government costs.
Assumptions
- Rates are current as at the verified date shown with the result. Duty rules change frequently with state and territory budgets.
- The estimate includes the land titles mortgage registration fee and transfer/lodgement fee for the jurisdiction. Titles fees are indexed each 1 July, and use the FY2026-27 schedules.
- The mortgage registration fee is included only when the "Registering a mortgage" option is on. It applies when a mortgage is registered against the title.
- Victoria uses the electronic lodgement fee, with the price treated as the consideration; Western Australia uses the price as the value; South Australia extrapolates the published transfer-fee scale above $1,070,000. Multi-title and multi-lot fee loadings are not modelled.
- Concession eligibility is assumed. Actual eligibility depends on each revenue office's rules (residency, prior ownership, occupancy, and value or income tests).
- First home concessions in the phase-out band use each jurisdiction's statutory formula: New South Wales under section 78A of the Duties Act 1997, and Victoria under section 57JA of the Duties Act 2000.
- Western Australia first home figures are modelled on the metropolitan and Peel regions. Regional areas use a higher value cap and a different taper.
- Tasmania's 100% first home duty exemption for established homes expired on 30 June 2026 with no successor confirmed, so first home buyers are shown standard duty.
- The ACT does not charge a foreign purchaser surcharge on conveyance duty. Other jurisdictions apply the surcharge shown.
- Duty is calculated on the property price you enter and is not rounded to the nearest $100 as some offices do.
Frequently asked questions
Do first home buyers pay stamp duty in Australia?
Often little or none, but it depends on the state or territory, the property type, and the price. Most jurisdictions offer a full exemption up to a threshold and a reduced amount in a band above it. Some, like South Australia, only apply relief to new homes and vacant land, not established homes. Choose your state above and tick first home buyer to see your result.
How much is stamp duty for a first home buyer in NSW or Victoria?
In New South Wales, a first home is exempt up to $800,000 and gets a reduced amount up to $1,000,000, calculated under section 78A of the Duties Act 1997. In Victoria, a first home is exempt up to $600,000 and gets a concession up to $750,000, calculated under section 57JA of the Duties Act 2000. Enter your price for the exact figure.
What is foreign purchaser stamp duty?
Most states add an extra surcharge when a foreign person buys residential property, on top of normal duty: 9% in NSW, 8% in Victoria, Queensland and Tasmania, and 7% in Western Australia and South Australia. The ACT does not charge a foreign purchaser surcharge on conveyance duty. Tick foreign purchaser to include it.
Does this calculator include registration and other fees?
Yes. As well as transfer (stamp) duty, it estimates the two main land titles fees for your state or territory: the transfer (lodgement) fee and, when you tick "Registering a mortgage", the mortgage registration fee. These are added to give a total of your upfront government costs. Titles fees are set by each land titles authority and indexed each 1 July, so this uses the FY2026-27 schedules. It does not include conveyancing, inspection, or bank fees.
How is stamp duty calculated in the Northern Territory?
For a dutiable value up to $525,000 the Northern Territory uses a set formula, D = (0.06571441 x V^2) + 15V, where V is the value divided by 1,000. Above $525,000 a flat rate applies: 4.95% up to $3 million, 5.75% from $3 million to $5 million, and 5.95% above $5 million. The Territory has no first home buyer duty concession and offers first home owner grants instead, and it charges no foreign purchaser surcharge. A full exemption applies to an eligible house and land package bought from a building contractor in a single contract signed by 30 June 2027.
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Important
The results from this calculator are estimates for general information and education only. They are based on the assumptions stated and the figures you enter, and do not take your personal circumstances, lender policies, or eligibility into account. They are not financial advice, credit assistance, or an offer of credit. Speak to a licensed finance broker or your lender before making decisions. Broker Codex is a directory platform and does not provide credit assistance.
Duty rates, concessions, and eligibility rules change frequently with state and territory budgets, and land titles fees are indexed each 1 July. The estimate covers transfer duty plus the mortgage registration and transfer lodgement fees, but not conveyancing, inspection, or bank fees. Confirm the current figures and your eligibility with the relevant revenue office and land titles authority before relying on them.