Disclaimer: This calculator provides estimates only and should not be considered financial or tax advice. Always consult with a qualified tax professional or accountant before making investment decisions. This tool does not constitute advice from the Australian Taxation Office.
Stamp duty calculator inputs and results
Property Details
Select your state and enter property details to calculate stamp duty.
New South Wales: Transfer Duty
Enter property details above
Select your state, enter the property value, and click Calculate Stamp Duty.
Stamp duty calculator for every Australian state and territory
Stamp duty, called transfer duty or land transfer duty in some states and conveyance duty in the ACT, is a tax the buyer pays when property changes hands. It is usually one of the largest upfront costs of a purchase, and it is set separately by each state and territory revenue office, so the same priced home can attract very different duty depending on where you buy.
This calculator estimates the duty payable on a residential purchase in any of the eight jurisdictions. It uses each revenue office's own rate scale, and it can apply first home buyer exemptions and concessions and the foreign purchaser surcharge where they are relevant. Duty is charged on the dutiable value, which is the higher of the price you pay or the property's market value.
How to use this calculator
Choose the state or territory
Choose the state or territory where the property is located. Duty is charged where the land is, not where you live.
Enter the purchase price
Enter the purchase price. If the property is being transferred below market value, use the market value instead, since duty is charged on the higher of the two.
First home buyer
Tell the calculator whether you are an eligible first home buyer, so it can apply any exemption or concession that state offers.
Foreign purchaser
Tell the calculator whether you are a foreign purchaser, so it can add that state's surcharge where one applies.
Check the result
Read the estimated duty, then check it against the linked revenue office calculator before you rely on it for a purchase.
How this calculator works
Most states charge duty on a sliding scale. The dutiable value is split into bands, each band is charged at its own rate, and the results are added together. This is why the duty on a small increase in price is charged at the rate of the top band the price reaches, not applied to the whole price at once. First home buyer relief works differently in each place. Some states give a full exemption below a price threshold and a phased concession up to a higher ceiling. Others limit relief to newly built homes, and one has removed it for established homes. The ACT has abolished duty for all first home buyers. A foreign purchaser surcharge is charged on top of ordinary duty in most states and is calculated on the full dutiable value. The Northern Territory does not charge a foreign surcharge.
Assumptions used
Assumptions used: the estimate applies the residential rate scale for the selected state or territory current for the 2026 to 2027 year, treats the price entered as the dutiable value, and applies first home buyer relief or a foreign surcharge only when you tell it to. It does not include registration or lodgement fees, mortgage registration, or any concession that depends on individual circumstances such as pensioner or off the plan concessions. It does not check eligibility for you.
Worked example
Consider an owner occupier buying an established home for $700,000 who is not a first home buyer and not a foreign purchaser.
In a sliding scale state the price is divided into the duty bands set by that state's revenue office, each slice is charged at its band rate, and the slices are added together to give the duty payable. The same $700,000 purchase produces a different figure in each state because each one sets its own bands and rates.
If the same buyer were an eligible first home buyer, the result could fall to a reduced amount or to zero, depending on the state's threshold. If the buyer were a foreign purchaser, that state's surcharge would be added on top of the ordinary duty. The calculator applies whichever of these apply once you set them.
Figures depend on the state, the price and your eligibility, so let the calculator produce the numbers for your own situation.
What changes the stamp duty you pay
Several things move the duty on the same priced property. The main ones are:
The state or territory
Each sets its own rate scale, so identical prices attract different duty across the country.
The dutiable value
Duty is charged on the higher of the price paid or the market value, so a below market transfer is still assessed on market value.
First home buyer status
An exemption or concession can reduce the duty, sometimes to zero, where you meet that state's eligibility rules and price thresholds.
New or established home
Some states limit first home relief to newly built homes or vacant land to build on.
Foreign purchaser status
Most states add a surcharge on the full dutiable value for foreign buyers, which can be a large amount on higher priced homes.
Property type and use
Residential, vacant land and commercial property can be treated differently, and some states apply a higher premium rate to high value homes.
Rates and assumptions used
| Item | Value used | Source |
|---|---|---|
| NSW | FHB: Full exemption to $800,000, reduced duty to $1,000,000. Vacant land full exemption to $350,000. Foreign surcharge: 9%. | Revenue NSW |
| VIC | FHB: Full exemption to $600,000, phased concession to $750,000. Foreign surcharge: 8%. | State Revenue Office Victoria |
| QLD | FHB (new home): Full exemption, no value cap from 1 May 2025. FHB (established): reduced under $800,000. From 1 August 2026 concessions require citizenship or permanent residency. Foreign surcharge: 8% (AFAD). | Queensland Revenue Office |
| WA | FHB: Full exemption to $600,000, concession to $800,000 (from 7 May 2026). Vacant land full exemption to $450,000, concession to $550,000. Foreign surcharge: 7%. | Government of Western Australia |
| SA | FHB: Full exemption for eligible buyers purchasing or building a new home, no value cap. Foreign surcharge: 7%. | RevenueSA |
| TAS | FHB: Established home exemption (to $750,000) ended 30 June 2026. $20,000 First Home Owner Grant for eligible new homes from 1 July 2026 to 30 June 2027. Foreign surcharge: 8%. | State Revenue Office Tasmania |
| ACT | FHB: Duty abolished for all first home buyers from 1 July 2026, no price cap, no income test. Foreign surcharge: None on residential conveyances. | ACT Revenue Office |
| NT | FHB: No stamp duty concession. $50,000 HomeGrown Territory Grant for eligible new homes. Foreign surcharge: None. | NT Government |
Figures checked against the sources above on 11 August 2026.
Frequently asked questions
It is charged on the dutiable value of the property, which each revenue office defines as the higher of the price you pay or the property's market value. A below market transfer between related parties is generally assessed on market value.
Related calculators and guides
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LVR Calculator
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Guide: Stamp Duty Concessions for First Home Buyers
First home buyer concessions in every state
Sources
- •Revenue NSW, How to calculate transfer duty (2026/2027 rates, FHBAS, 9% surcharge)
- •State Revenue Office Victoria, Land transfer duty and first home buyer duty exemption or concession
- •Queensland Revenue Office, Transfer duty and first home concessions
- •Government of WA, 2026 to 2027 Housing Taxation Package and transfer duty assessment
- •RevenueSA, Stamp duty
- •State Revenue Office Tasmania, Property transfer duties
- •ACT Revenue Office, Duties, and 2026 to 2027 ACT Budget first home buyer duty abolition
- •NT Government, Home owner assistance and HomeGrown Territory Grant
Content reviewed and figures checked against the sources above on 11 August 2026.