Stamp duty (also called transfer duty) is a state government tax you pay when purchasing property in Australia. Each of the 8 states and territories sets its own rates, thresholds, and concessions, so the amount you owe depends heavily on where you buy. Use this free calculator to estimate stamp duty for any Australian property purchase, including first-home buyer exemptions and foreign buyer surcharges.
Property Details
Duty Breakdown
| Bracket | Rate | Taxable Amount | Duty |
|---|---|---|---|
| Total Stamp Duty | $0 | ||
Compare All States & Territories
| State | Stamp Duty | Effective Rate |
|---|
Comparison uses the same property value, type, and buyer settings for all states.
How to Use the Australia Stamp Duty Calculator
Buying property in Australia involves more than just the purchase price. Stamp duty (officially called transfer duty) is one of the largest upfront costs and can add tens of thousands of dollars to your purchase. Each state and territory has its own rates and rules, making it confusing to estimate exactly how much you will owe. This calculator simplifies the process by giving you instant, state-specific results.
Step 1: Select Your State or Territory
Choose the state or territory where the property is located. Australia has 8 jurisdictions — NSW, VIC, QLD, WA, SA, TAS, ACT, and NT — each with completely different stamp duty schedules. The difference between states can be significant; for example, a $600,000 property may attract over $20,000 in duty in one state but significantly less in another.
Step 2: Enter the Property Value
Enter the purchase price or market value of the property. Stamp duty is calculated on a progressive bracket system, similar to income tax. Each portion of the property value is taxed at the rate for that bracket, so you only pay the higher rate on the amount that falls within each band.
Step 3: Choose Property Type and Buyer Status
Select whether the property is owner-occupied, an investment, or commercial. Then toggle the first-home buyer switch if you are eligible. Most states offer substantial concessions or full exemptions for first-home buyers — for example, NSW exempts first-home buyers on new homes up to $800,000, and VIC provides a full exemption up to $600,000. Toggle the foreign buyer switch if applicable, as most states charge an additional surcharge of 7-8% for non-resident purchasers.
Step 4: Review Results and Compare States
The calculator displays your total stamp duty, effective rate, any first-home buyer savings, and total purchase cost. The breakdown table shows exactly how much duty applies at each bracket. The state comparison table lets you see stamp duty across all 8 states and territories for the same property price, helping you understand the cost differences if you are considering buying in multiple locations.
Important Notes
This calculator provides estimates based on approximate 2025-26 rates. Actual stamp duty may vary based on specific concessions, exemptions for off-the-plan purchases, or recent rate changes announced in state budgets. Always confirm the exact amount with your state revenue office or conveyancer before making financial decisions. Some states also offer additional grants — such as the First Home Owner Grant (FHOG) — that are separate from stamp duty concessions and are not included in this calculation.
For a detailed walkthrough, see our guide: Australia Stamp Duty Guide.
FAQ
Is this stamp duty calculator free?
Yes, completely free with no signup required. All calculations run locally in your browser. No property data is stored, transmitted, or shared with anyone.
Is my data safe when using this calculator?
Absolutely. Everything is calculated in your browser using JavaScript. No property prices or personal details are sent to any server or stored anywhere.
What is stamp duty in Australia?
Stamp duty (also called transfer duty) is a state government tax paid when you purchase property or land in Australia. Each state and territory sets its own rates and thresholds, so the amount varies depending on where you buy.
Do first-home buyers pay stamp duty in Australia?
Most states offer concessions or full exemptions for eligible first-home buyers. For example, NSW exempts first-home buyers on properties up to $800,000 for new builds, while VIC provides a full exemption up to $600,000. Eligibility rules vary by state.
Which Australian state has the lowest stamp duty?
It depends on the property price. The NT uses a unique formula that can result in lower duty for mid-range properties. The ACT has been gradually phasing out stamp duty in favour of higher land tax. Use the state comparison table to compare all 8 states for your specific price.
Do foreign buyers pay extra stamp duty?
Yes, most Australian states charge a foreign buyer surcharge on top of standard stamp duty. The surcharge ranges from 7% to 8% depending on the state. This applies to non-Australian citizens and non-permanent residents purchasing residential property.
How is stamp duty calculated in Australia?
Stamp duty is calculated on a progressive bracket system, similar to income tax. Each portion of the property price is taxed at the rate for that bracket. Higher-value properties pay more as larger portions fall into higher brackets.
Are the stamp duty rates in this calculator current?
This calculator uses approximate 2025-26 stamp duty rates for all states and territories. Rates can change in state budgets, so always verify with your state revenue office or conveyancer before making a purchase decision.