Stamp duty calculator — all Australian states 2026

Calculate stamp duty for every Australian state and territory in 2026. Includes first home buyer exemptions, FHOG grants, and total upfront cost estimate. Compare stamp duty across all states instantly. Free, no sign-up.

Stamp duty rates by state — 2026

Reviewed 14 October 2026. Duty examples are Australian owner-occupiers buying established homes. Grants are separate maximum new-home amounts with eligibility and value limits.

State	FHB exemption threshold	First Home Owner Grant	Owner-occupier duty ($700k)	Source
NSW	Eligible first homes exempt to $800,000, concession below $1 million; vacant land exempt to $350,000, concession below $450,000.	$10,000	$25,687 on $700k	Revenue NSW
VIC	Eligible first homes exempt to $600,000, tapered concession to $750,000. Vacant-land purchases must satisfy the home-building and residence conditions.	$10,000	$37,070 on $700k	State Revenue Office Victoria
QLD	Eligible established first homes: exemption to $700,000, concession below $800,000. Eligible new homes and vacant land: full exemption.	$30,000	$17,350 on $700k	Queensland Revenue Office
WA	From 7 May 2026: eligible first homes exempt to $600,000, concession to $800,000; vacant land exempt to $450,000, concession to $550,000.	$10,000	$27,265 on $700k	RevenueWA
SA	Eligible first-home buyers of new homes or vacant land: full duty relief. Established homes pay standard duty.	$15,000	$32,330 on $700k	RevenueSA
TAS	Established first-home duty relief ended 30 June 2026. Current transfers pay standard duty.	$20,000	$26,748 on $700k	State Revenue Office Tasmania
ACT	Eligible Home Buyer Concession Scheme applicants pay no duty from 1 July 2026, with no income or property-value cap. Other eligibility conditions apply.	$0	$17,048 on $700k	ACT Revenue Office
NT	Standard duty applies. The former Territory Home Owner Discount has closed; grants are separate from duty.	$50,000	$34,650 on $700k	Northern Territory Revenue Office

Figures are estimates based on published 2026 state government rates. Verify with your state revenue office or conveyancer.

How to use this calculator

Select your state using the quick-access pill buttons, enter your property value, and choose your buyer type. If you are a first home buyer, select “Yes” to see your concessional rate and any applicable First Home Owner Grant. Use the “Compare all states” mode to see stamp duty across all 8 states for the same property value — useful if you are considering buying interstate.

How stamp duty is calculated in Australia

Stamp duty (formally called transfer duty in most states) is a state government tax charged when property ownership is transferred from seller to buyer. Each state and territory sets its own rates and thresholds independently, which is why stamp duty varies so significantly across Australia.

Most states use a progressive (tiered) rate structure — similar to income tax brackets. You pay a lower percentage on the first portion of the property's value and a higher rate on the amount above each threshold. This is why a simple percentage calculation gives the wrong answer — the tiers must be applied correctly.

First home buyer stamp duty exemptions — 2026

First home buyer relief depends on jurisdiction, property type and transaction date. Not every state currently offers relief for established first homes.

Eligible New South Wales first home buyers pay no stamp duty on properties up to $800,000, with a concessional rate up to $1,000,000. Victoria exempts first home buyers on properties up to $600,000. Queensland applies a full concession on established homes up to $700,000 and a concession below $800,000; eligible new homes and vacant land have no duty cap. Western Australia exempts eligible homes up to $600,000, with a concession to $800,000 from 7 May 2026.

South Australia provides duty relief for eligible new homes and vacant land, not established homes. The ACT Home Buyer Concession Scheme removed income and property value caps from 1 July 2026; ownership and occupation conditions still apply. Tasmania's established-home relief ended 30 June 2026. NT's former home-owner discount is closed, so standard duty applies in this model.

The First Home Owner Grant — how it works

The First Home Owner Grant (FHOG) is a state-based initiative administered separately by each state and territory. It provides a one-off cash payment to eligible first home buyers who purchase or build a new home. Crucially, the FHOG is not available on established (previously occupied) properties.

Reviewed 14 October 2026: maximum new-home grants are $50,000 in the Northern Territory (HomeGrown Territory), $30,000 in Queensland under the extended boost, $20,000 in Tasmania, $15,000 in South Australia, and $10,000 in NSW, Victoria and WA. Property-value limits, contract dates and personal eligibility apply separately. The ACT has no FHOG.

Payment timing and minimum occupation periods differ by jurisdiction and transaction type. Confirm the applicable revenue-office requirements before including a grant in settlement funds; failure to meet conditions can require repayment.

Total upfront costs when buying a property

Stamp duty is the largest upfront cost beyond your deposit, but it is not the only one. Budget for the following when calculating how much cash you need at settlement:

Stamp duty (calculated by this tool)
Legal and conveyancing fees: enter a written quote
Building and pest inspections: obtain quotes for the property
Loan establishment fees: use the lender’s written fee schedule
Lender's Mortgage Insurance (if deposit is less than 20%)
Moving costs and connection fees

Use the total upfront cost estimate above — including your deposit — to understand the full cash requirement on settlement day.

Stamp duty vs annual property tax in NSW

NSW First Home Buyer Choice closed to new applications on 1 July 2023. Current buyers cannot choose that annual property tax instead of transfer duty. Earlier participants may retain ongoing property-tax obligations under the former scheme.

This calculator estimates transfer duty for a current purchase. It does not calculate grandfathered property tax. See Revenue NSW's closed-scheme guidance if you previously opted into First Home Buyer Choice.

Stamp duty in the ACT — 2026 guide

The ACT (Australian Capital Territory) has one of the most generous stamp duty concession schemes in Australia. Unlike other states, the ACT's Home Buyer Concession Scheme is not exclusive to first home buyers — it is available to any eligible buyer who will occupy the property as their principal place of residence, subject to the scheme's ownership, age and residence conditions.

Eligible buyers in the ACT pay zero stamp duty regardless of the property value. Income and property-value caps were removed from 1 July 2026. The ACT does not have a First Home Owner Grant — the stamp duty exemption is the primary benefit.

Next steps after calculating stamp duty

Stamp duty is just one piece of your upfront cost. Once you know your duty figure, line it up with your loan size, repayments, and borrowing capacity so you can budget the full purchase with confidence.

How much is stamp duty in Australia?

On an ordinary $700,000 owner-occupier purchase: NSW duty is $25,687, VIC $37,070 and QLD $17,350 with its home concession. First-home relief depends on jurisdiction, property type, date and personal eligibility.

How to calculate Australian stamp duty

Select your state
Choose the state or territory where the property is located.
Enter the purchase price
Type the agreed property price in Australian dollars.
Pick your buyer type
Choose owner-occupier, first home buyer or investor for the right concessions.
Review your duty
See the calculated stamp duty plus any first-home-buyer concession applied.

Frequently asked questions

How much is stamp duty on a $700,000 property in NSW?

Stamp duty on a $700,000 property in NSW is approximately $25,687 for an owner-occupier. Eligible first home buyers purchasing homes up to $800,000 are exempt from stamp duty in NSW.

Do first home buyers pay stamp duty in Australia?

First home buyer stamp duty concessions vary by state. NSW: exempt up to $800k. VIC: exempt up to $600k. QLD: eligible established homes exempt to $700k, with a concession below $800k; eligible new homes and land are exempt. WA: homes exempt to $600k, concession to $800k from 7 May 2026. Always confirm current thresholds with your state revenue office.

When do you pay stamp duty in Australia?

Duty payment and lodgement deadlines differ by jurisdiction and transaction. Confirm the due date with the relevant revenue office and your conveyancer, and budget for payment by that date.

Is stamp duty the same in every Australian state?

No. Stamp duty rates and thresholds vary significantly between states and territories. The ranking changes with value, buyer eligibility and property type. Compare the estimates using the same assumptions for each state.

Can stamp duty be added to my home loan?

Budget for stamp duty separately and confirm its due date with your conveyancer. Whether a lender allows costs to be added to your mortgage depends on its lending policy, available equity and your approved loan amount.

How much is stamp duty in the ACT?

Eligible buyers in the ACT pay zero stamp duty regardless of property value through the Home Buyer Concession Scheme. For transactions from 1 July 2026, income and property-value caps are removed. The scheme is available to an eligible buyer who will occupy the property as their principal place of residence, not just first home buyers.

Do first home buyers pay stamp duty in the ACT?

First home buyers in the ACT do not pay stamp duty if they qualify for the Home Buyer Concession Scheme. Unlike other states, the ACT scheme is not limited to first home buyers — any eligible buyer can receive the full exemption, provided they meet the ownership and occupancy requirements.

What is the ACT Home Buyer Concession Scheme?

The ACT Home Buyer Concession Scheme provides a full stamp duty exemption on any property value for eligible buyers who will occupy the home as their principal place of residence. The ACT does not offer a First Home Owner Grant — the stamp duty exemption is the primary benefit.

What are the income limits for the ACT stamp duty exemption?

For transactions from 1 July 2026, the ACT Home Buyer Concession Scheme has no income or property-value cap. Age, ownership history, residence and other eligibility conditions still apply. Check ACT Revenue Office requirements for your transaction date.