Stamp duty calculator
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Calculator assumptions
Rates are for contracts signed in the 2026–27 financial year and assume you buy as an individual, at market value, with no other concessions (such as pensioner, off-the-plan or disability concessions).
First home buyer results assume you meet your state’s eligibility rules, including living in the home for the required time. Foreign buyer surcharges are shown at the full rate.
This is an estimate, not tax or credit advice. Your conveyancer will confirm the exact amount before settlement.
Your estimate
Estimated transfer duty in NSW
$30,187General rates applied.- Duty before any concessions
- $30,187
- Effective rate
- 3.77%
- 20% deposit plus stamp duty
- $190,187
Less than 20% saved? Lenders mortgage insurance may apply. Estimate your LMI
Stamp duty is just one upfront cost. We’ll work out your full cash-to-settle figure and check which lenders can add costs into your loan.
Stamp duty calculators for every state
New South Wales$27,937 on a $750,000 homeFirst home buyers: no duty up to $800,000VICVictoria$40,070 on a $750,000 homeFirst home buyers: no duty up to $600,000QLDQueensland$19,600 on a $750,000 homeFirst home buyers: no duty on new homes, any priceWAWestern Australia$29,741 on a $750,000 homeFirst home buyers: no duty up to $600,000SASouth Australia$35,080 on a $750,000 homeFirst home buyers: no duty on new homes, any priceTASTasmania$28,935 on a $750,000 homeFirst home exemption ended 30 June 2026ACTAustralian Capital Territory$19,208 on a $750,000 homeFirst home buyers: no duty at any priceNTNorthern Territory$37,125 on a $750,000 homeNo duty on new house and land packagesStamp duty on a $750,000 property, by state
| State | Home to live in | First home, existing | First home, new | Investment |
|---|---|---|---|---|
| New South Wales | $27,937 | $0 | $0 | $27,937 |
| Victoria | $40,070 | $40,070 | $40,070 | $40,070 |
| Queensland | $19,600 | $10,925 | $0 | $26,775 |
| Western Australia | $29,741 | $24,225 | $24,225 | $29,741 |
| South Australia | $35,080 | $35,080 | $0 | $35,080 |
| Tasmania | $28,935 | $28,935 | $28,935 | $28,935 |
| Australian Capital Territory | $19,208 | $0 | $0 | $22,200 |
| Northern Territory | $37,125 | $37,125 | $0 | $37,125 |
Contracts signed in 2026–27. Excludes foreign buyer surcharges and other concessions. In the NT, “new” means a new house and land package.
How to use the stamp duty calculator
Stamp duty is usually your biggest upfront cost after the deposit, and it isn’t something you can negotiate. Knowing the number early tells you how much of your savings will go to the deposit, and whether you’ll need help from LMI, a guarantor or a government scheme.
Our calculator uses each state’s 2026–27 rates and concessions. It’s the same maths our brokers use when they work out your cash to settle.
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Frequently asked questions
Get in touchWhat is stamp duty?
Stamp duty is a one-off state or territory tax you pay when you buy property. Each state sets its own rates and concessions, and some call it transfer duty, land transfer duty or conveyance duty. Our guide what is stamp duty goes into more detail.
Which state has the cheapest stamp duty?
It depends on who you are and what you buy. For first home buyers, the ACT now charges nothing at any price, and Queensland and SA charge nothing on new homes. For investors buying a mid-priced home, the ACT and Queensland tend to be lowest, while Victoria and the NT are among the highest.
Can I add stamp duty to my home loan?
You can’t add it directly, but some lenders will lend you more to cover upfront costs, as long as your loan stays within their limits. That often pushes you over 80% of the property’s value, which can mean LMI. We’ll show you whether that trade-off makes sense for you.
Is stamp duty tax deductible?
Not for a home you live in. For an investment property, stamp duty generally isn’t deductible straight away but forms part of the property’s cost base for capital gains tax. Speak to your accountant about your situation.
When do I pay stamp duty?
Usually at settlement, through your conveyancer. The legal due date varies by state, so your conveyancer will tell you exactly when it’s due.
Do I pay stamp duty when I refinance?
No. Refinancing moves your loan to a new lender, not your property to a new owner, so there’s no transfer duty.
Ways to pay less stamp duty
Use your first home concessions
Most states offer first home buyer relief, and some of it is generous. Make sure you apply before settlement.
Look at new homes
In Queensland, SA and the NT, buying new can take your duty to zero. In other states, buying off the plan can lower the dutiable value.
Mind the thresholds
A price just over a concession limit can cost thousands. If you’re close, factor duty into how much you offer.
Get the structure right
Who goes on the title affects concessions. Buying with a parent or partner who has owned before can reduce your relief.
Work out your full buying budget
Stamp duty, deposit, LMI and borrowing power, all in one conversation. We’ll compare 30+ lenders to find a loan that fits.
