Stamp duty calculator for NSW, Victoria, Queensland and WA
In Australia, stamp duty — officially transfer duty (land transfer duty in Victoria) — is a state tax on the dutiable value of a property: the price you pay, or its market value if that is higher. Each state sets its own sliding scale, its own concessions for homes and first home buyers, and its own surcharge for foreign purchasers. This Australian stamp duty calculator covers the four largest states: New South Wales, Victoria, Queensland and Western Australia.
Pick the state, enter the value, and say whether it is an investment, a home you will live in, or your first home — and whether it is an existing home, a new home or vacant land. You see the duty, the rule that was applied, any concession and surcharge, and the same purchase priced in the other three states. Each schedule has been checked against the state revenue office’s own worked examples.
How to use the Australia Stamp Duty Calculator
- Choose NSW, VIC, QLD or WA.
- Enter the dutiable value — the contract price, or the market value if that is higher.
- Choose the buyer (investment, home or first home) and the property type (existing home, new home or vacant land).
- Tick Foreign purchaser if the buyer is not an Australian citizen or permanent resident.
- Read the duty, the breakdown and notes, and compare the four states.
Australia Stamp Duty Calculator features
Four state schedules
NSW 2026/27 thresholds with premium duty, Victoria’s general and principal place of residence rates, Queensland’s transfer and home concession rates, WA’s general and concessional rates.
First home buyers
NSW exemption to $800,000 (land $350,000); Victoria to $600,000; Queensland’s first home concession table and the full concession for new homes and vacant land; WA’s first home owner rate from 7 May 2026.
Foreign purchaser surcharges
NSW 9%, Victoria 8%, Queensland 8% and WA 7% of the dutiable value.
Honest about gaps
Where a state does not publish its concession formula, the calculator shows the full duty as a maximum instead of guessing.
Rates and sources (read 24 October 2026)
Sources: Revenue NSW “How to calculate transfer duty” (updated 6 October 2026) and “First Home Buyers Assistance Scheme”; SRO Victoria current rates (updated 29 September 2026) and “First home buyer duty exemption or concession” (updated 22 October 2026); Queensland Revenue Office “Transfer duty rates” (updated 25 June 2026) and “Home concession rates” (updated 31 July 2026); wa.gov.au “Transfer duty assessment” (updated 30 July 2026) and “Foreign transfer duty”. Thresholds change each financial year, and NSW indexes them every 1 July.
| State | General rate at the top of the common range | First home buyers | Foreign surcharge |
|---|---|---|---|
| NSW (2026/27) | $11,602 + $4.50 per $100 over $387,000 (to $1,290,000) | No duty to $800,000; concessional rate to $1m | 9% |
| VIC (from 1 July 2021) | $2,870 + 6% over $130,000 (to $960,000) | No duty to $600,000; reduced duty to $750,000 | 8% |
| QLD | $17,325 + $4.50 per $100 or part over $540,000 (to $1m) | Home concession minus up to $17,350 (below $800,000); new homes and vacant land fully exempt from 1 May 2025 | 8% |
| WA | $11,115 + $4.75 per $100 or part over $360,000 (to $725,000) | No duty to $600,000; $16.15 per $100 to $800,000 | 7% |
Worked examples from the revenue offices
- NSW, $1,350,000 at auction: $52,237 + ($1,350,000 − $1,290,000) × 0.055 = $55,537. A $4,000,000 home attracts premium duty: $194,137 + $130,000 × 0.07 = $203,237.
- Queensland, $850,000 investment: $17,325 + $13,950 = $31,275. As your next home at $950,000 the home concession rate gives $28,600; as a first home at $795,000 it is $21,625 − $1,735 = $19,890.
- Victoria, $800,000 investment: $2,870 + 6% of $670,000 = $43,070. A $500,000 home you will live in pays $21,970 at the principal place of residence rate.
- WA, first home at $700,000: $16.15 for each $100 over $600,000 = $16,150, against $27,265 at the general rate.
What is not included
- South Australia, Tasmania, the ACT and the Northern Territory — not modelled yet, so use their revenue offices’ calculators.
- The NSW concessional band ($800,000–$1m, land $350,000–$450,000) and the Victorian reduced-duty band ($600,001–$750,000): the full duty is shown as a maximum.
- Eligibility tests, grants such as the First Home Owner Grant, off-the-plan, pensioner, regional and shared-equity concessions, landholder duty and mortgage registration fees. For all buying costs see the closing cost calculator; for the UK, the UK stamp duty calculator; for India, the stamp duty calculator.
Australia Stamp Duty Calculator FAQ
How much is stamp duty on an $800,000 house?
For an established home you will live in: $30,187 in NSW, $43,070 in Victoria, $21,850 in Queensland (home concession) and $32,315.50 in WA. A first home buyer pays nothing in NSW and $32,300 in WA; in Victoria and Queensland $800,000 is above the first-home ranges for an established home.
Do first home buyers pay stamp duty?
Often not. NSW exempts homes up to $800,000, Victoria up to $600,000 and WA up to $600,000, with reduced duty above that. Queensland exempts first home buyers of new homes and vacant land at any value and gives a concession on established homes below $800,000.
What is the foreign buyer stamp duty surcharge?
An extra duty on residential property bought by foreign persons: 9% in NSW, 8% in Victoria and Queensland, 7% in WA. It is charged on top of transfer duty, and first home concessions do not remove it.
When is stamp duty paid?
Usually by settlement, through your conveyancer or solicitor, who lodges the transaction with the state revenue office. Deadlines differ by state, so check with them before you sign.
Why is my figure marked “maximum”?
Your purchase falls inside a first-home concession band whose formula the state does not set out on its rates pages. The calculator shows the full duty, which is the most you would pay; the state’s own calculator gives the reduced figure.