Estimate your transfer (stamp) duty, first-home-buyer savings, any foreign-buyer surcharge and your total upfront cash — for every Australian state and territory, on FY2025-26 rates.
Same price & buyer settings across all eight — tap a bar to switch state.
Drag the price slider to move the marker.
Estimate only. Government registration and transfer fees are approximate and change regularly — confirm with your state revenue office and lender.
Stamp duty — officially called transfer duty (or conveyance duty in the ACT, land transfer duty in Victoria) — is the single biggest upfront tax most Australians pay when buying a home. This tool estimates it for all eight states and territories using the current FY2025-26 schedules, then layers on the things that actually change your bill: first-home-buyer concessions, the foreign-buyer surcharge, and the government title fees you also pay at settlement. The result is an estimate of your total upfront cash, not just the duty in isolation.
Every state uses a progressive marginal scale, much like income tax. Your property price falls into a bracket. The duty is a fixed base amount for that bracket plus a marginal rate applied only to the slice of value above the bracket's lower threshold. In NSW, for example, the bracket from $372,001 to $1.24m is "$11,152 plus $4.50 per $100 over $372,000". A $500,000 home therefore attracts $11,152 + 4.5% × ($500,000 − $372,000) = $11,152 + $5,760 = $16,912 of base transfer duty. Because only the top slice is taxed at the top rate, the average rate is always lower than the headline marginal rate.
Two states break the simple bracket pattern. The Northern Territory uses a quadratic formula for homes up to $525,000: D = (0.06571441 × V²) + 15V, where V is the price divided by 1,000; above $525,000 flat rates of 4.95% to 5.95% apply. Victoria charges a flat 5.5% of the whole value between $960,001 and $2m (not just the slice). This calculator codes each state's real rule rather than approximating.
A few states also give owner-occupiers a lower scale even when they are not first-home buyers — Victoria's principal-place-of-residence rates (to $550,000) and Queensland's home concession (a reduced rate for anyone who moves in within a year) are the main examples, and this calculator applies them when you select "Owner-occupier".
Once base duty is worked out, two adjustments may follow. First, any first-home-buyer concession reduces the duty — a full exemption below a price cap, then a sliding taper up to a higher cap. Second, if you are a foreign buyer, a surcharge is added on the full property value, calculated independently of any concession (the surcharge is not discounted).
This is where the states diverge most. NSW fully exempts first home buyers up to $800,000 and tapers the concession to $1,000,000 (vacant land: full to $350,000, taper to $450,000). Victoria is exempt to $600,000 with a taper to $750,000. Queensland is the most generous on new builds — from 1 May 2025, first-home buyers of a new home or vacant land pay $0 with no price cap, while established homes are exempt to $700,000 and taper to $800,000. South Australia charges $0 on an eligible new home or vacant-land build with no cap. Western Australia (rates from 21 March 2025) is exempt to $500,000 with a concessional rate to $700,000 metro / $750,000 regional. Tasmania currently exempts first-home buyers of homes up to $750,000 — but this is temporary and ends 30 June 2026. The ACT charges eligible owner-occupiers a lower conveyance-duty scale than investors, and runs an income-tested Home Buyer Concession Scheme (full exemption up to a dutiable value of $1,020,000 if you meet the income test). The NT has no FHB duty concession but offers grants instead.
Duty is not the only upfront cost. You also pay a government transfer (registration of title) fee and, if you have a loan, a mortgage registration fee. These are modest — typically a few hundred dollars each — but real, so the calculator includes approximate current figures. If you are not an Australian citizen or permanent resident, the foreign-buyer surcharge is large: 9% in NSW, 8% in VIC, QLD and TAS, and 7% in SA and WA, charged on the full price. On a $1m purchase that is an extra $70,000 to $90,000 on top of normal duty.
This is a general estimate. It does not check the detailed eligibility rules — residency requirements, prior-ownership tests, income tests (ACT), or whether your contract date falls before or after a rate change. It assumes residential property bought by an individual, not a company or trust. Off-the-plan and house-and-land concessions (which can cut duty dramatically by taxing only the land value) are not modelled. Rates and thresholds change at most state budgets, and several FHB measures are temporary. Always confirm your exact figure with the official state revenue office calculator before you sign or budget.
General information only — an estimate, not financial, tax, credit or legal advice. Figures current as at FY2025-26, reviewed June 2026. Confirm with the ATO / your lender / the relevant state revenue office before you act.
Sources: Revenue NSW (transfer duty & surcharge purchaser duty); Victorian State Revenue Office (land transfer duty current rates, PPR & general); Queensland Revenue Office (transfer duty & first home concessions, from 1 May 2025); RevenueSA (rate of stamp duty); WA Dept of Treasury & Finance / RevenueWA (transfer duty, first home owner rate from 21 March 2025); ACT Revenue Office (conveyance duty for non-commercial property, 2025-26, owner-occupier & general scales, & Home Buyer Concession Scheme); State Revenue Office Tasmania (property transfer duty & foreign investor duty surcharge); NT Territory Revenue Office (conveyance duty formula). All accessed June 2026.