Calculate stamp duty on property purchases for 2025/2026 across all Australian states and territories, with first home buyer exemptions and concessions factored in.
Stamp duty rates and concessions are set individually by each state
The contract price or market value of the property, whichever is higher
Owner-occupier concessions generally don't apply to investment purchases
Most states offer an exemption or concession for eligible first home buyers
Some first home buyer concessions only apply to new builds in certain states
Per-state thresholds applied automatically
Progressive Transfer Duty All StatesSliding Scale
Each state applies its own bracket scale to the purchase price, similar to income tax brackets
First Home Buyer Relief State-SpecificVaries
Full exemption below one threshold, tapering concession up to a higher threshold
ℹ️ This calculator uses simplified 2025/2026 state transfer duty scales and indicative first home buyer thresholds. Actual duty can vary based on exact eligibility rules, foreign buyer surcharges, and recent state budget changes.
Estimated Stamp Duty Payable
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Duty Before Any Concession
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Concession / Exemption Saved
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🏠 Property Price--
📊 Effective Duty Rate--
💰 Total Cost Including Duty--
⚠️ Note:
Stamp Duty as a Share of Property Price
Duty 0%Remaining Price 0%
📊 Calculation Summary
State / Territory
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Property Price
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Standard Transfer Duty
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First Home Buyer Concession Applied
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Stamp Duty Payable
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🗺️ Same Property, Every State (Standard Rate, No Concessions)
State
Estimated Duty
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How Stamp Duty Is Calculated Across Australia
Stamp duty (also called transfer duty in some states) is a one-off state government tax charged when property changes hands. Each state and territory sets its own progressive bracket scale, so the same property price can attract very different duty depending on where it's located. Most states also offer reduced or nil duty for eligible first home buyers, usually with a full exemption below one price threshold and a tapering concession up to a higher one. This calculator applies simplified versions of each state's scale to estimate what you'd pay.
📋 Indicative First Home Buyer Thresholds (Established Homes)
State
Full Exemption Up To
Concession Up To
NSW
$800,000
$1,000,000
VIC
$600,000
$750,000
QLD
$700,000
$800,000
WA
$450,000
$600,000
SA
$650,000 (eligible new homes)
$700,000
TAS
—
50% concession up to $750,000
ACT
Owner-occupiers pay no duty
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NT
—
Rebate available, conditions apply
🔑 Key Terms Explained
Transfer Duty / Stamp Duty: A state-based tax on the transfer of property ownership, calculated on a progressive scale similar to income tax brackets.
Full Exemption: A property value threshold below which an eligible first home buyer pays no stamp duty at all.
Concession (Taper): A reduced duty amount that phases out between the full exemption threshold and a higher cut-off, above which standard rates apply in full.
Owner-Occupier vs Investor: Many concessions require you to live in the property as your main residence, generally within 12 months of settlement, for a minimum period.
Foreign Buyer Surcharge: An additional duty surcharge (not included in this calculator) that applies in most states to buyers who are foreign persons under that state's definition.
💡 Example: $750,000 Established Home, NSW, First Home Buyer
1. Standard NSW transfer duty on $750,000 is calculated using NSW's progressive bracket scale.
2. Because $750,000 is below the NSW first home buyer full exemption threshold of $800,000, an eligible first home buyer would pay $0 in stamp duty on this purchase.
3. The same purchase as an investor, or above the exemption threshold, would attract the standard scaled duty in full.
Run the calculator above with your own state, price, and buyer details to see your personalised estimate.
⚠️ Important Notes
— This calculator uses simplified bracket scales that approximate each state's published rates and may not reflect every recent budget change.
— Foreign buyer surcharges, premium property surcharges, and off-the-plan concessions are not modelled.
— First home buyer eligibility depends on factors like residency requirements, prior property ownership, and household income in some states — this calculator assumes basic eligibility.
— The ACT has largely abolished duty for eligible owner-occupiers, replacing the revenue with broader land tax changes — investor rates still apply for non-owner-occupied purchases.
— Always confirm the exact figure with your state or territory revenue office or a conveyancer before settlement.
Frequently Asked Questions
Stamp duty (transfer duty) is calculated on a sliding scale set by each state or territory, based on the property's purchase price or market value, whichever is higher. Rates increase progressively, similar to income tax brackets, and vary significantly between states.
Most states and territories offer first home buyer exemptions or concessions, often a full exemption below a certain property value and a partial concession up to a higher threshold. Eligibility rules, thresholds, and whether new or established homes qualify vary by state.
In most states the base transfer duty rate is the same for investors and owner-occupiers, but owner-occupier concessions and first home buyer benefits generally only apply if you intend to live in the property. The ACT is a notable exception, having abolished duty entirely for eligible owner-occupiers.
Yes, stamp duty is generally a one-off cost paid at settlement when you purchase a property, separate from ongoing costs like council rates, land tax, and strata or body corporate fees.
There's no single answer — it depends on the property price and buyer circumstances, since each state's brackets and concessions interact differently. Victoria and New South Wales tend to have higher headline rates on expensive properties, while smaller states often have lower rates but also smaller markets.
No. Most states charge an additional surcharge of 7–8% on top of standard duty for buyers classified as foreign persons. If this applies to you, add the relevant state surcharge separately to the estimate shown here.
⚠️ Disclaimer: This calculator provides a simplified estimate using approximate 2025/2026 state transfer duty scales and indicative first home buyer thresholds. It does not include foreign buyer surcharges, premium property duty, off-the-plan concessions, or recent mid-year budget changes, and is not a substitute for advice from your state revenue office or a licensed conveyancer.