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Stamp Duty Calculator Australia 2026

Calculate stamp duty (transfer duty) for any Australian state or territory. Updated for 2026 rates with first home buyer exemptions for NSW, VIC, QLD, WA, SA, TAS, ACT and NT.

How much is stamp duty in Australia?

Stamp duty in Australia depends on the state, the property price, and whether you qualify for first home buyer concessions. On the same purchase price, duty can differ by tens of thousands of dollars between states, which is why using the correct state-based calculator matters.

Also useful: first home buyer stamp duty thresholds and our home affordability calculator.

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What is stamp duty — and why do Australians hate it?

Stamp duty (officially called "transfer duty" in most states) is a tax you pay to your state or territory government when you buy property. It's calculated as a percentage of the purchase price or market value — whichever is higher — and must be paid upfront, usually within 30 days of settlement.

The tax dates back to 1694 England, when the government needed to fund wars. Clerks would literally stamp paper documents — contracts, deeds, licences — to prove the duty had been paid. Australia inherited the system during colonisation, and despite centuries of complaints, most states still use it.

NSW alone collected $9.2 billion in stamp duty in 2022–23. That's not a typo. For a median-priced home in Sydney, stamp duty can add $30,000–$50,000 to your upfront costs — money you've already paid income tax on.

🦘 Fun fact: Economists overwhelmingly agree that stamp duty is a terrible tax — it discourages people from moving to better-suited housing, reduces labour mobility, and punishes buyers for doing something entirely legal. But it raises billions, so here we are.

State-specific stamp duty guides:

Victoria (VIC) NSW Queensland WA SA

Stamp duty by state:

Victoria (VIC) New South Wales (NSW) Queensland (QLD) Western Australia (WA) South Australia (SA)

Frequently asked questions

How much is stamp duty in NSW?

On a $750,000 property for an owner-occupier, NSW stamp duty is approximately $29,055. First home buyers receive a full exemption on properties up to $800,000 and a concession up to $1,000,000. NSW uses a sliding scale from $1.25 per $100 (properties up to $16,000) up to $4.50 per $100 plus a flat fee for properties over $3M.

How much is stamp duty in Victoria?

On a $750,000 property, Victoria's stamp duty ("land transfer duty") is approximately $40,070 for an owner-occupier. First home buyers in VIC get a full exemption up to $600,000 and a concession up to $750,000. Victoria applies duty on market value or sale price (whichever is higher) and adds an 8% foreign purchaser surcharge for non-residents.

Do first home buyers pay stamp duty in Australia?

Most states offer exemptions, but thresholds vary widely:

NSW: Full exemption up to $800,000 · VIC: Full exemption up to $600,000 · QLD: Full exemption up to $500,000 · WA: Full exemption up to $430,000 · ACT: Concession based on income and price · SA/TAS/NT: No specific FHB exemption.

You must not have previously owned property in Australia to qualify. Select "First Home Buyer" in the calculator above to see your state's concession.

When do you pay stamp duty in Australia?

Stamp duty must be paid within 30 days of settlement in NSW and VIC; 3 months in QLD. Your conveyancer or solicitor handles payment as part of the settlement process. You cannot register the property title transfer without paying stamp duty first — it's a hard requirement.

Can stamp duty be included in the mortgage?

Generally, no. Stamp duty is an upfront cash requirement — it must be paid at settlement and cannot be added to your mortgage. This is one of the biggest barriers to first-time buyers: a $750,000 property in NSW can attract $29,000+ in stamp duty on top of your deposit. Some lenders may accept guarantor arrangements, but stamp duty itself remains a cash cost.

Is the ACT replacing stamp duty with land tax?

Yes — the ACT is the only Australian jurisdiction actually doing this. The ACT began phasing out stamp duty in 2012, replacing it with an annual general rates levy, with full transition planned by 2033. Economists overwhelmingly support this approach as more efficient, since transaction taxes penalise people for moving to better-suited housing and reduce labour market mobility. Stamp duty still applies in the ACT during the transition but at progressively lower rates.

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