Stamp duty calculator
Estimate stamp duty (transfer duty) in every Australian state and territory, including first home buyer exemptions and concessions for 2026-27.
Rates last checked . See how we calculate.
Quick answer: stamp duty on a $750,000 established home bought to live in is $27,937 in NSW, $40,070 in Victoria, $19,600 in Queensland, $29,741 in WA, $35,080 in SA, $28,935 in Tasmania, $19,208 in the ACT and $37,125 in the NT. Eligible first home buyers pay nothing at this price in NSW and the ACT.
Stamp duty by state on a $750,000 home
| State or territory | First home buyer | Owner-occupier | Investor |
|---|---|---|---|
| New South Wales | $0 | $27,937 | $27,937 |
| Victoria | $40,070 | $40,070 | $40,070 |
| Queensland | $10,925 | $19,600 | $26,775 |
| Western Australia | $24,225 | $29,741 | $29,741 |
| South Australia | $35,080 | $35,080 | $35,080 |
| Tasmania | $28,935 | $28,935 | $28,935 |
| Australian Capital Territory | $0 | $19,208 | $22,200 |
| Northern Territory | $37,125 | $37,125 | $37,125 |
First home buyer stamp duty concessions in 2026-27
- NSW: no duty on new or established homes up to $800,000, with a concession up to $1,000,000.
- Victoria: no duty up to $600,000, with a concession up to $750,000.
- Queensland: no duty on a new home at any price. For established homes, no duty up to $700,000, phasing out by $800,000. From 1 August 2026 home concessions are limited to citizens, permanent residents and specified foreign retirees.
- Western Australia: from 7 May 2026, no duty up to $600,000, then $16.15 per $100 above $600,000 up to $800,000.
- South Australia: no duty on a new home or vacant land to build on, at any price. No relief for established homes.
- Tasmania: the established-home exemption ended on 30 June 2026. First home buyers now pay standard duty.
- ACT: from 1 July 2026, eligible first home buyers pay no duty, with no price or income cap.
- Northern Territory: no general first home buyer concession, but a qualifying house and land package is exempt for contracts up to 30 June 2027.
How stamp duty is calculated
Every state uses a sliding scale. The property's dutiable value (usually the higher of the price and the market value) is split into brackets, and each bracket is taxed at its own rate. You pay a fixed amount for everything below your bracket, plus a percentage of the amount above it.
Example, NSW: for an $800,000 home in 2026-27, the bracket from $387,000 to $1,290,000 applies. Duty is $11,602 plus $4.50 for every $100 over $387,000. That is $11,602 + ($413,000 × 4.5%) = $30,187.
Stamp duty is usually paid from savings on top of your deposit, so it reduces what you can put towards the loan. Check your overall budget with the borrowing power calculator.
NSW indexes its thresholds to inflation every 1 July. The other states and territories kept their general scales unchanged for 2026-27.
Stamp duty at other prices
| State or territory | $600,000 | $1,000,000 |
|---|---|---|
| New South Wales | $21,187 | $39,187 |
| Victoria | $31,070 | $55,000 |
| Queensland | $12,850 | $30,850 |
| Western Australia | $22,515 | $42,616 |
| South Australia | $26,830 | $48,830 |
| Tasmania | $22,498 | $40,185 |
| Australian Capital Territory | $12,728 | $33,958 |
| Northern Territory | $29,700 | $49,500 |
What this calculator does not cover
- Foreign purchaser surcharges (for example 9% in NSW and 8% in Victoria and Queensland)
- Off-the-plan concessions, vacant land, and pensioner or downsizer concessions
- Government transfer and mortgage registration fees. Add these with the upfront costs calculator.
Frequently asked questions
When do I pay stamp duty?
Usually at or before settlement. In NSW it is due within 3 months of the contract date or at settlement, whichever comes first. Your conveyancer normally arranges payment.
Can I add stamp duty to my home loan?
Some lenders will lend against the cost of stamp duty, but it raises your loan-to-value ratio and can trigger or increase LMI. Most buyers pay it from savings. See what a bigger loan costs each month with the repayment calculator.
Do investors pay more stamp duty?
In Queensland, Victoria (up to $550,000), WA (up to $200,000) and the ACT, owner-occupiers get lower rates, so investors pay more. NSW, SA, Tasmania and the NT charge everyone the same scale.
Is stamp duty tax deductible for investors?
Not immediately. For an investment property it is added to the cost base and reduces capital gains tax when you sell. Speak with a tax adviser about your situation.
Which state has the cheapest stamp duty?
For a $750,000 home bought by an owner-occupier who is not a first home buyer, the ACT ($19,208) and Queensland ($19,600) are the lowest. Victoria ($40,070) is the highest.
Sources
- Revenue NSW, transfer duty rates 2026-27 and First Home Buyers Assistance Scheme
- State Revenue Office Victoria, land transfer duty general and PPR rates, first home buyer exemption
- Queensland Revenue Office, transfer duty, home concession and first home concessions, changes from 1 August 2026
- RevenueWA, transfer duty assessment and first home owner rate from 7 May 2026
- RevenueSA, stamp duty rates and first home buyer relief
- State Revenue Office Tasmania, property transfer duty rates
- ACT Revenue Office, conveyance duty for non-commercial property and 2026-27 Budget changes
- Territory Revenue Office, stamp duty and House and Land Package Exemption