Stamp Duty Calculator Australia (2026–27)
Calculate Australian property transfer stamp duty, first home buyer concessions, foreign buyer surcharges, and government registration fees across all 8 states and territories.
1. Property Value & State Selection
2. Property Type Selection
$27,937
Calculated for NSW owner occupier.
Total Upfront Fees (Duty + Other Fee Allowance)
$28,273
Includes $336 illustrative other-fee allowance; confirm actual title and registration fees.
Total Outlay Required
$778,273
Property price ($750,000) plus net upfront acquisition fees.
State Stamp Duty & Concession Breakdown (NSW)
Australian State & Territory Stamp Duty (Transfer Duty) Overview (2026–27)
Property stamp duty (officially known as transfer duty) is a mandatory state government tax levied on land and property transactions across Australia. Stamp duty represents one of the largest upfront cash expenses when purchasing a home or investment property.
Because stamp duty is legislated at the state level, rates, progressive tier thresholds, and first home buyer exemptions vary significantly between New South Wales (NSW), Victoria (VIC), Queensland (QLD), Western Australia (WA), South Australia (SA), Tasmania (TAS), the Australian Capital Territory (ACT), and the Northern Territory (NT).
First Home Buyer Exemptions & Foreign Surcharges by State
The table below compares First Home Buyer (FHB) exemption caps, concession ranges, and Foreign Purchaser Surcharges across all Australian states:
| State / Territory | FHB Exemption Cap | FHB Concession Range | Foreign Surcharge |
|---|---|---|---|
| NSW | Up to $800,000 | $800,001 – $1,000,000 | 9.0% |
| VIC | Up to $600,000 | $600,001 – $750,000 | 8.0% |
| QLD | Up to $700,000 | $700,001 – $800,000 | 8.0% |
| WA | Homes up to $600,000 | Homes above $600k to $800k | 7.0% |
| SA | Full (New Builds/Land) | Varies by property type | 7.0% |
| TAS | Established-home relief ended 30 June 2026 | No general relief modelled | 8.0% |
| ACT | Eligible HBC purchases: exempt | No income cap from 1 July 2026 | 0.0% |
| NT | No general relief modelled | Check specific schemes | 0.0% |
First Home Buyer Concessions & State Exemption Thresholds
To improve housing affordability, state governments provide targeted stamp duty relief to eligible first home buyers:
- NSW First Home Buyers Assistance Scheme: Full exemption on homes valued up to $800,000, with partial concessions extending to $1,000,000.
- VIC First Home Buyer Duty Exemption: Zero stamp duty on properties up to $600,000, with a sliding scale concession up to $750,000.
- QLD First Home Concession: Established homes: full relief up to $700,000 and a stepped concession below $800,000. Eligible new homes and residential land are exempt under the scheme from 1 May 2025.
Foreign Purchaser Stamp Duty Surcharges Explained
Foreign persons (individuals who are not Australian citizens, permanent residents, or eligible NZ SCV 444 visa holders) must pay a Foreign Purchaser Surcharge on top of normal transfer duty rates.
Surcharge rates stand at 9% in NSW, 8% in VIC, QLD and TAS, and 7% in WA and SA. On a $1,000,000 Sydney property purchase, a foreign buyer pays $90,000 in surcharge duty alone.
How to Calculate Stamp Duty: 5 Steps
Follow these standard steps when estimating property purchase upfront costs.
- 1
Enter Property Purchase Price
Input the agreed purchase price from your contract of sale.
- 2
Select State or Territory
Choose the Australian state (NSW, VIC, QLD, WA, SA, TAS, ACT, NT) where the property is located.
- 3
Specify Buyer Category
Select First Home Buyer, Owner Occupier, Property Investor, or Foreign Purchaser.
- 4
Select Property Type
Choose Established Home, New Build / Off-the-Plan, or Vacant Land.
- 5
Calculate Total Upfront Cash Required
Review net duty payable, government title fees, and total cash required at settlement.
Property Settlement & Revenue Office Compliance Checklist
Gather these essential records for property settlement and state revenue duty verification.
Signed Contract of Sale & Transfer Documents
Provide executed purchase agreements to your conveyancer or solicitor.
Proof of Identity & Australian Residency Status
Submit passports, citizenship certificates, or PR visas for stamp duty classification.
First Home Buyer Declaration Form
Complete state revenue office statutory declarations for FHB duty exemptions.
5-Year Property Record Retention Post-Settlement
Keep all settlement statements and duty receipts for 5 years for CGT cost base tracking.
Common Stamp Duty Calculation Errors & Exemption Pitfalls
Avoid these frequent mistakes during property acquisition settlement.
Forgetting to budget for statutory title & registration fees
Failing to include state government title transfer and mortgage registration fees (~$300-$450) causes unexpected settlement shortfalls.
Assuming foreign buyers qualify for standard domestic duty rates
Foreign purchasers face additional 7% to 9% duty surcharges, adding tens of thousands to upfront property costs.
Missing FHB exemption limits by exceeding state threshold caps
Purchasing a property even $1 over a state concession cap can trigger full standard stamp duty rates.
Failing to maintain residency requirements for First Home Buyer grants
Moving out of the property before satisfying mandatory 6 to 12 month principal residence rules can force duty clawbacks and penalties.
Disclaimer: Residential-purchase estimate using rules available on 28 September 2026. First-home, owner-occupier, citizenship and occupancy requirements are assumed, not assessed. Enter the higher of price and dutiable market value. Other-fee amounts are budgeting allowances, not statutory quotes. Special off-the-plan, vacant-land building conditions and mixed-use concessions require state assessment.
Frequently Asked Questions (FAQ)
When is property stamp duty paid in Australia?
Stamp duty (transfer duty) is typically paid at property settlement or within 30 to 90 days of signing the contract of sale, depending on your state or territory revenue office regulations.
Do first home buyers pay stamp duty in Australia?
Most Australian states offer full exemptions or partial concessions for first home buyers up to specific property value thresholds (e.g. up to $800,000 in NSW, $600,000 in VIC, and $700,000 in QLD).
What is the Foreign Purchaser Stamp Duty Surcharge?
Residential foreign-purchaser surcharges are modelled at 9% NSW, 8% VIC/QLD/TAS and 7% WA/SA. ACT and NT do not impose this conveyance surcharge. Definitions, exemptions and nationality treatment vary by state.
Is stamp duty tax-deductible on investment properties?
No. Stamp duty on an investment property is a capital acquisition cost and cannot be claimed as an immediate tax deduction against rental income. Instead, it is added to your property cost base to reduce Capital Gains Tax (CGT) when sold.
Can stamp duty be added to my home loan balance?
Some lenders allow borrowers to capitalize stamp duty into their home loan if their total Loan-to-Value Ratio (LVR) remains within approved bank limits (usually requiring Lenders Mortgage Insurance).