Australian Stamp Duty Calculator
Get accurate estimates for property purchase costs across all Australian states. Understand your stamp duty, transfer fees, and first home buyer benefits before you buy.
Enter Your Property Details
Enter your property value using either the slider or text input. Select your state/territory as rates vary significantly between jurisdictions.
Add Buyer Information
Choose your buyer status (first home buyer, general, or foreign) and specify whether the property is for residential use or investment.
Select Property Type
Select whether you're buying an established home, newly constructed property, or vacant land as this affects applicable concessions.
Stamp Duty Calculator
Calculate transfer duty for all Australian states · 2025-26
Total Government Costs
$27,317
New South Wales · First Home Buyer
Summary
Based on government rates, the FHB concession provides a saving of $0 compared to the general buyer rate.
Cost Comparison
Stamp Duty Summary
Cost Breakdown
When is Stamp Duty Due?
Stamp duty is payable at settlement. Your conveyancer or solicitor will arrange payment. Most states require payment within 30–90 days of signing the contract.
First Home Buyer Savings
Based on official government concession rates for 2025-26.
First Home Owner Grant (FHOG)
FHB Eligibility Requirements
- Never previously owned property in Australia
- Must be 18 years or older, Australian citizen or permanent resident
- Must occupy the property as principal place of residence
Eligibility requirements and thresholds are set by each state government. Verify current criteria with your state revenue office.
Estimated Upfront Costs
Indicative total cash required for a $750,000 property.
Cost Breakdown
Compare States
Stamp duty comparison for a $750,000 property.
Rankings (Lowest First)
Why Does Stamp Duty Vary by State?
Each state and territory sets its own transfer duty rates and thresholds via their respective revenue legislation. The ACT is progressively phasing out stamp duty in favour of a broader land tax system.
This calculator is provided for general information and educational purposes only. Results are estimates based on publicly available government rate schedules and may not reflect your exact liability. Property transactions vary in complexity and individual circumstances may affect duty payable.
This tool does not constitute financial, legal, or taxation advice. Before completing any property transaction, consult a qualified conveyancer, solicitor, or financial adviser. Rates, thresholds, and concessions are set by state and territory governments and are subject to change.
All duty rates, concession thresholds, and FHOG amounts are sourced from official government revenue authorities. Transfer and mortgage registration fees are indicative and are subject to change by the relevant state authority.
Property purchases often involve additional borrowing beyond the deposit. Estimate your monthly repayments based on loan amount, interest rate, and term.
What is Stamp Duty?
Stamp duty is a state government tax applied when you purchase property in Australia. It’s one of the largest upfront costs when buying a home and varies significantly between states.
The amount you pay depends on several factors including the property value, your buyer status, property type, and intended use. Our calculator helps you understand these costs before you commit to a purchase.
Variable Rates
Rates vary by state and property value
First Home Benefits
Significant concessions available
Cost Factors
- Property purchase price
- State or territory of purchase
- First home buyer status
- Property type and use
- Buyer residency status
Additional Fees
- Transfer registration fees
- Mortgage registration fees
- Foreign buyer surcharges
- Legal and conveyancing fees
- Building inspections
Savings Opportunities
- First home buyer exemptions
- Concession thresholds
- Government grants
- Property type benefits
- Regional incentives
First Home Buyer Benefits
Maximize Your Savings
Our calculator automatically applies the best available concessions for your situation, helping you understand exactly how much you can save.
Pro Tip
First home buyer benefits often have specific eligibility criteria including income limits, property value caps, and residency requirements. Always check with your state revenue office for the latest information.
New South Wales
Jan 2025FHB exemption up to $800K, concessions to $1M
First home buyers pay no stamp duty on properties up to $800,000, with sliding scale concessions up to $1,000,000. 9% foreign buyer surcharge (highest in Australia, increased Jan 2025).
Rates: 1.25% to 5.5% based on property value
Victoria
FHB exemption up to $600K, concessions to $750K
First home buyers receive full exemption up to $600,000, with concessions to $750,000. Off-the-plan concession extended to Oct 2026 for all buyers. 8% foreign buyer surcharge.
Rates: 1.4% to 5.5% based on property value
Queensland
May 2025NEW HOMES: $0 stamp duty (no cap!) | Established: $700K exemption
First home buyers pay $0 stamp duty on new homes with NO price cap (May 2025). Established homes: exemption to $700K, concessions to $800K. $30,000 FHOG extended to Jun 2026. 8% foreign surcharge.
Rates: 0% to 5.75% based on property value
Western Australia
Mar 2025FHB exemption up to $500K, concessions to $700K/$750K
First home buyers receive full exemption up to $500,000 (increased Mar 2025). Concessions extend to $700K (Metro/Peel) or $750K (Regional). Off-the-plan extended to Jun 2026. 7% foreign surcharge.
Rates: 1.9% to 5.15% based on property value
South Australia
Jun 2024NEW HOMES: Full exemption (no cap!) + $15K FHOG
First home buyers of new homes pay $0 stamp duty with no price cap. Vacant land: exemption to $400K. $15,000 FHOG available for new builds. Established homes don't qualify. 7% foreign surcharge.
Rates: 1.0% to 5.5% based on property value
Tasmania
Feb 2024100% exemption up to $750K + $30K FHOG (new builds)
First home buyers receive 100% stamp duty exemption (was 50%) on properties up to $750,000. $30,000 FHOG for new builds. Exemption expires Jun 2026. 8% foreign surcharge.
Rates: 1.75% to 4.5% based on property value
Australian Capital Territory
Best ThresholdFHB exemption up to $1,020,000 (highest in Australia!)
First home buyers receive full exemption up to $1,020,000 (indexed to CPI, updated Jul 2025). Income-tested scheme. No foreign buyer surcharge - only state with 0% surcharge alongside NT.
Rates: 1.2% to 4.54% based on property value
Northern Territory
Best Grants$60K total grants available ($10K FHOG + $50K HomeGrown)
First home buyers of new homes can receive $10K FHOG + $50K HomeGrown Grant = $60,000 total (Australia's highest). Stamp duty exemption for new homes up to $650K. No foreign buyer surcharge.
Rates: Formula-based to 5.95% based on property value
Australian states offer various concessions and grants to help first home buyers enter the property market. These can significantly reduce your upfront costs and make homeownership more accessible.
State-by-State Comparison
Stamp duty rates and first home buyer benefits vary significantly across Australia
State-by-State Comparison
FHB Threshold vs. Max Rate
First Home Owner Grant (FHOG)
Stamp Duty by Buyer Type
Data Overview
| State | FHB Threshold | Max Rate | Foreign |
|---|---|---|---|
| NSWJan 25 | $800,000 | 5.50% | 9.0% |
| VIC | $600,000 | 5.50% | 8.0% |
| QLDMay 25 | $700,000 | 5.75% | 8.0% |
| WAMar 25 | $500,000 | 5.15% | 7.0% |
| SA | New homes only | 5.50% | 7.0% |
| TAS | $750,000 | 4.50% | 8.0% |
| ACTJul 25 | $1,020,000 | 4.54% | 0.0% |
| NT | $650,000 | 5.95% | 0.0% |
Australian Stamp Duty News & Updates
The recent changes, policy discussions, and key updates on property stamp duties across Australia.
2026 Stamp Duty Calendar: Key Expiry Dates & What to Watch
Several major stamp duty concessions are set to expire in 2026. Here's what first home buyers and investors need to know about upcoming deadlines.
Key Expiry Dates in 2026
- QLD $30,000 FHOG: Expires 30 June 2026 - contract must be signed by this date
- TAS 100% Exemption: Expires 30 June 2026 - reverts to 50% discount after
- WA Off-the-Plan: Extended concession expires 30 June 2026
- NT $50k HomeGrown: Expires 30 September 2026 - new homes only
- VIC Off-the-Plan: All-buyer concession expires 20 October 2026
What's Continuing
QLD & SA: No-cap stamp duty for new builds (ongoing).
Federal: Home Guarantee unlimited places.
ACT: CPI indexation (next: Jul 2026).
What to Watch
State budget announcements (May-June 2026). Potential QLD FHOG extension. NSW possible threshold changes.
ACT Threshold Expected to Index Again in July 2026
The ACT's Home Buyer Concession Scheme threshold is indexed annually to CPI. Based on current inflation projections, the threshold is expected to increase from $1,020,000.
Expected Changes
- Current Threshold: $1,020,000 (2025-26 financial year)
- Next Indexation: 1 July 2026
- Projection: ~$1,040,000-$1,050,000 (estimate based on 2-3% CPI)
- Confirmation: ACT Revenue Office will confirm in June/July 2026
Current Benefits
Full stamp duty exemption under $1.02M. Still 0% foreign surcharge - lowest in Australia.
Important Note
Income-tested scheme. Both partners' income assessed for eligibility.
Home Guarantee Scheme Expanded: Unlimited Places, No Income Caps
The Australian Government has dramatically expanded the First Home Guarantee scheme, removing all place limits and income caps, and increasing property price caps across all states and territories.
Key Changes
- Unlimited Places: No more annual caps - all eligible first home buyers can apply
- No Income Caps: Previously $125,000 (single) / $200,000 (couple) - now removed
- Higher Property Caps: Sydney/Melbourne $1.5M, Brisbane $1M, Regional centres $950k
- 5% Deposit: Buy with 5% deposit and avoid Lenders Mortgage Insurance
Estimated Savings
First home buyer in Brisbane purchasing $1M home saves ~$42,000 in LMI.
How to Apply
Contact 30+ participating lenders. Use Housing Australia eligibility tool.
Queensland Extends $30,000 First Home Owner Grant to June 2026
The Crisafulli Government extended the boosted $30,000 First Home Owner Grant for an additional year, continuing major cost-of-living relief for first home buyers.
Key Details
- Grant Amount: $30,000 for new homes (extended from June 2025 to June 2026)
- Value Cap: Total home and land must be less than $750,000
- Combined with Stamp Duty: First home buyers can also access zero stamp duty on new builds
- Rent a Room: Can rent out a room while keeping concession
Savings
Combined grant + stamp duty relief: up to $54,500+ on $700k new build.
Eligibility
Contracts signed 20 Nov 2023 to 30 June 2026. New homes only.
ACT First Home Buyer Threshold Indexed to $1,020,000
The ACT's Home Buyer Concession Scheme threshold has been indexed for CPI, increasing from $1,000,000 to $1,020,000 for the 2025-26 financial year.
Key Changes
- Threshold: Increased from $1,000,000 to $1,020,000
- Full Exemption: No stamp duty below threshold (income-tested)
- No Foreign Surcharge: ACT remains at 0% foreign buyer surcharge
Savings
Save ~$36,000 at $1M purchase price.
Important
Income-tested - both partners' income assessed.
Victoria Extends Off-the-Plan Stamp Duty Concession to October 2026
The Victorian Government extended its expanded off-the-plan stamp duty concession for another 12 months, saving buyers an average of $25,000.
Key Changes
- Extended: Now runs until 20 October 2026
- All Buyers: Investors, companies, trusts eligible
- No Value Cap: Apartments/townhouses of any value
- 100% Deduction: Construction costs fully deductible
Example
$620k apartment: duty cut from ~$32k to ~$4k ($28k saved).
Investment
$61M allocated in Victorian Budget 2025/26.
Queensland Abolishes Stamp Duty for First Home Buyers of New Builds
The Crisafulli Government removed stamp duty entirely for first home buyers purchasing new homes or vacant land, with no property value cap.
Key Changes (From 1 May 2025)
- New Homes: Full exemption with NO property value cap
- Vacant Land: Full exemption - NO cap
- Rent a Room: Can rent out room while keeping concession
- Established Homes: $700k exemption, $800k concession (unchanged)
Savings
Brisbane East median: ~$29,500 saved. Toowoomba median: ~$24,730 saved.
Eligibility
Contract dated 1 May 2025+. Principal residence. 12 months occupancy.
WA Increases Stamp Duty Exemption to $500,000, Expands Off-the-Plan
The Cook Labor Government delivered its first major housing policy, increasing stamp duty exemptions and expanding off-the-plan concessions.
Key Changes (From 21 March 2025)
- Houses (Perth/Peel): Exemption $450k→$500k, Concession $600k→$700k
- Houses (Regional): Exemption $450k→$500k, Concession $600k→$750k
- Vacant Land: Exemption $300k→$350k, Concession $400k→$450k
- Off-the-Plan: Extended to June 2026, thresholds +$100k
Savings
At $500k: nearly $18,000 saved. Off-the-plan: up to $15,000.
Beneficiaries
~22,000 first home buyers expected to benefit.
NSW Increases Foreign Buyer Surcharges - Highest in Australia
New South Wales increased both the foreign buyer stamp duty surcharge and land tax surcharge, making it the most expensive state for foreign property buyers.
Key Changes
- Stamp Duty Surcharge: Increased from 8% to 9%
- Land Tax Surcharge: Increased from 4% to 5%
- Land Tax Threshold: Frozen at $1,075,000 (no CPI increase)
Cost Impact
$1M property: $90,000 surcharge + ~$40k duty = ~$130k total.
Comparison
NSW 9% | VIC 8% | QLD 8% | TAS 8% | WA 7% | SA 7%
NT Launches $50,000 HomeGrown Territory Grant for First Home Buyers
The Northern Territory introduced Australia's most generous first home buyer grant at $50,000, plus $30,000 for existing homeowners building new.
Key Details
- HomeGrown Grant: $50,000 for first home buyers of new homes (no price cap)
- Established Homes: $10,000 for first home buyers (until Sept 2025)
- FreshStart Grant: $30,000 for existing owners building new
- Duration: Contracts between 1 Oct 2024 and 30 Sept 2026
Requirements
12 months occupancy. No price cap on property value.
Also Available
House & Land Package stamp duty exemption (no cap).
Victoria Expands Off-the-Plan Concession to All Buyers Including Investors
Victoria introduced a temporary expanded off-the-plan stamp duty concession, opening it up to all buyers including investors, companies and trusts.
Key Changes
- All Buyers: Investors, companies, trusts now eligible
- No Threshold: Previous $750k/$550k caps removed
- Strata Only: Apartments, units, townhouses in strata subdivisions
- Duration: Initially 12 months (later extended to Oct 2026)
How It Works
Pay duty on land value only. 100% construction costs excluded.
Legislation
Duties Amendment (More Homes) Act 2024.
Tasmania Abolishes Stamp Duty for First Home Buyers Up to $750,000
Tasmania increased its first home buyer concession from 50% to 100% exemption and raised the threshold from $600,000 to $750,000, retroactive to February 2024.
Key Changes
- Exemption: Increased from 50% discount to 100% exemption
- Threshold: Raised from $600,000 to $750,000
- Retroactive: Applies from 18 February 2024 - refunds available
- Duration: Until 30 June 2026
- FHOG: $30,000 for new builds still available
Savings
At $750k: up to $28,945 saved.
Impact
~1,500 Tasmanian families per year expected to benefit.
Victoria Begins Commercial & Industrial Property Tax Transition
Victoria commenced its landmark reform to transition commercial and industrial properties from stamp duty to an annual property tax system.
Key Changes
- Final Stamp Duty: Commercial properties pay duty one last time on next sale
- 10-Year Transition: Annual property tax begins 10 years after final duty payment
- Tax Rate: 1% of unimproved land value annually
- Transition Loans: Government offers loans to help with final duty payment
Applies To
Commercial and industrial properties only. Residential not included.
Long-term Impact
Estimated $50B economic benefit over coming decades.
Queensland Increases First Home Buyer Threshold by $200,000
The Queensland Government announced significant stamp duty relief, increasing the exemption threshold from $500,000 to $700,000.
Key Changes
- Exemption: Increased from $500,000 to $700,000
- Concession Cap: Extended to $800,000 (was $550,000)
- Vacant Land: Exemption $250k→$350k, Concession to $500k
- Foreign Surcharge: Increased from 7% to 8%
Savings
At $700k: up to $24,525 saved.
Impact
~10,000 first home buyers per year expected to benefit.
South Australia Abolishes Stamp Duty for First Home Buyers of New Homes
South Australia's 2024-25 Budget eliminated property value thresholds for first home buyers purchasing new builds.
Key Changes
- New Homes: Full exemption with no property value cap
- Off-the-Plan: Full exemption for apartments & house/land packages
- Vacant Land: Exemption to $400k, concession to $450k
- FHOG: $15,000 grant still available
Savings
$750k new home: over $50,000 total benefit.
Important
New builds only. Established homes don't qualify.
Western Australia Lifts First Home Buyer Thresholds - First Change Since 2014
The WA Government's 2024-25 State Budget increased stamp duty thresholds for first home buyers for the first time in a decade.
Key Changes
- Exemption: $430,000 → $450,000
- Concession Cap: $530,000 → $600,000
- Vacant Land: Exemption $300k, concession to $400k
- FHOG: $10,000 for new homes under $750k
Savings
At $450k: $15,390 saved. At $530k: additional $7,180.
Impact
~5,000 first home buyers per year expected to benefit.
Queensland Doubles First Home Owner Grant to $30,000
The Queensland Government doubled the First Home Owner Grant from $15,000 to $30,000 for new home purchases, the highest in mainland Australia.
Key Details
- Grant Amount: Doubled from $15,000 to $30,000
- Value Cap: Total home and land must be less than $750,000
- New Homes Only: Never previously occupied or sold
- Duration: Initially to June 2025 (later extended)
Eligibility
Australian citizen/PR. Never owned property. Live in home 6+ months.
Comparison
QLD $30k | TAS $30k | NSW $10k | VIC $10k | WA $10k
NSW Increases FHB Exemption to $800,000, Abolishes Annual Property Tax
The NSW Labor Government replaced First Home Buyer Choice with an enhanced First Home Buyers Assistance Scheme, raising exemption threshold from $650k to $800k.
Key Changes
- Exemption: Increased from $650,000 to $800,000
- Concession: Extended to $1,000,000 (was $800,000)
- FHB Choice Abolished: Annual property tax option closed 30 June 2023
- Residency: Must live in property 12 months (was 6 months)
- Vacant Land: Unchanged - $350k exemption, $450k concession
Savings
At $800k: up to $31,090 saved.
Impact
84% of first home buyers now pay no duty or reduced rate.
Victoria Aligns Pensioner Duty Reduction with First Home Buyer Concession
Victoria updated its pensioner duty reduction to match the value of first home buyer concessions for contracts signed from 1 July 2023.
Key Changes
- Alignment: Pensioner reduction now matches FHB concession value
- Eligibility: Valid concession card required at settlement
- Choice: Must choose between pensioner or FHB benefit (not both)
- FHB Thresholds: Unchanged - $600k exemption, $750k concession
Who Benefits
Pensioners buying first home can choose better benefit.
Note
Once-only benefit. Compare carefully before choosing.
NT Abolishes Stamp Duty on Non-Land Property Transfers
The Northern Territory abolished stamp duty on transfers and conveyances of non-land property, reducing costs for business transactions.
Key Changes
- Non-Land Property: No longer subject to stamp duty
- Business Assets: Transfers of equipment, stock, goodwill exempt
- Land Still Taxed: Property transfers involving land remain dutiable
Who Benefits
Businesses buying/selling assets without land component.
Note
Leases may still attract duty if premium paid.
NSW First Home Buyer Choice Launches: Stamp Duty vs Annual Tax
The NSW Coalition Government launched First Home Buyer Choice, allowing first home buyers to choose between upfront stamp duty or an annual property tax.
Key Details (Scheme ran Jan-June 2023)
- Property Tax Option: $400 + 0.3% of land value annually (owner-occupied)
- Investment Rate: $1,500 + 1.1% of land value annually
- Value Cap: Properties up to $1.5 million
- Choice Forever: Once chosen, applies until property sold
Example
$1M home: ~$40k stamp duty OR ~$2,200/year property tax.
Status
Closed 30 June 2023. Existing opt-ins grandfathered.
Frequently Asked Questions
Everything you need to know about the stamp duty in Australia.
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About this calculator
This calculator provides estimates only. Actual costs may vary based on specific circumstances. Stamp duty rates and concessions are subject to change. Always verify current rates with official sources. First home buyer eligibility has specific criteria that this calculator cannot fully assess. Additional costs like legal fees, inspections, and loan fees are not included in these estimates. For complex situations or accurate figures, consult with a solicitor, conveyancer, or accountant. Government policies and rates may change without notice.