How Stamp Duty Works in Australia
Stamp duty — officially called transfer duty — is a state government tax you pay when buying property. Each Australian state and territory sets its own rates, thresholds, and concessions, which means the same property value can attract very different duty amounts depending on where you buy.
Progressive Bracket System
Like income tax, stamp duty uses progressive brackets. You don't pay the top rate on the entire purchase price — each portion is taxed at its own marginal rate. For example, on a $750,000 property in NSW, the first $18,000 is charged at $1.25 per $100, the next $20,000 at $1.50, and so on up through the brackets. Victoria (5.5% of the whole price between $960,000 and $2 million) and the ACT (a flat $4.54 per $100 of the whole price above $1,455,000) are exceptions, and the Northern Territory uses a formula below $525,000.
First Home Buyer Concessions
Most states offer significant stamp duty relief for first home buyers. NSW charges nothing up to $800,000 and a reduced amount below $1,000,000. Victoria exempts purchases up to $600,000, with reduced duty to $750,000. Western Australia charges nothing up to $600,000 and a reduced rate to $800,000 for contracts from 7 May 2026. Queensland removed the price cap entirely for new homes from May 2025, and on established homes its concession phases out between $700,000 and $800,000. The ACT’s Home Buyer Concession has had no price cap or income test since 1 July 2026. South Australia’s relief covers new homes only, and the Northern Territory has none. First Home Owner Grants are separate, are paid on new homes only, and mostly carry a price cap. Tasmania’s first home buyer duty concession lapsed on 30 June 2026 with no replacement announced — Tasmanian first home buyers now pay full transfer duty, though a $20,000 First Home Owner Grant remains for new builds (1 July 2026 – 30 June 2027 window).
Stamp Duty by State
Each state has unique rates and concessions. View detailed stamp duty guides for: NSW, Victoria, Queensland, Western Australia, South Australia, Tasmania, ACT, and Northern Territory.
About This Calculator
This calculator uses the 2026–27 rates published by each state and territory revenue office, last checked against those sources on 22 September 2026. It covers standard residential purchases, owner-occupier rates and first home buyer relief, and the title registration fee is each land registry’s 2026–27 fee. NSW re-indexes its brackets every 1 July. It does not account for foreign buyer surcharges, off-the-plan concessions, or family transfers. For your exact liability, consult a licensed conveyancer or your state's revenue office.