Stamp duty calculator, every state and territory

Transfer duty, still called stamp duty by most people, is the largest single cost of buying after the price itself. It is a state tax, so the amount depends on where the property is, and the first-home concessions that reduce it differ more between jurisdictions than almost any other rule a buyer meets.

• Standard duty
• First home, established, if eligible

How the calculator works

Enter the state, the price, and whether you are a first home buyer and whether the home is new or off the plan. The calculator applies the state's rate bands to the price, then applies any first-home exemption or concession, and shows the duty payable, the concession amount, the effective rate, and the price plus duty plus an indicative allowance for conveyancing and inspections.

Where a concession phases out between two thresholds, the calculator approximates it as a straight line between full relief and none. The revenue office calculators use the exact statutory formula, which can differ from the straight line inside the phase-out range. Outside that range the two agree.

The first-home rules, state by state

The table below is what the calculator applies, as published by each revenue office for 2026-27 and checked on the date in the sources. Every one of these is conditional on eligibility tests the calculator does not check: first-home status for every buyer on the title, citizenship or permanent residency, moving in within the required period, and in some states the contract date.

Reference tables

Duty payable at four price points, computed by the same code the calculator runs. The first table is a buyer with no concession; the second is an eligible first home buyer of an established home; the third is an eligible first home buyer of a new home.

State/territory transfer-duty rate bands — NSW on the 2026–27 scale (the tiers from $387,000 and premium duty read on Revenue NSW 15 Sep 2026; the three tiers below reconstructed from the published base amount), VIC and SA schedules verified against the revenue office 15 Sep 2026, NT top rates per the Territory Revenue Office 15 Sep 2026, ACT first band from 1 Jul 2025 with the upper bands unverified; first-home-buyer concessions as published for 2026–27 (checked 6 Sep 2026). First-home-buyer figures assume you meet the relevant eligibility conditions, which the report does not verify: you (and any co-buyer) are an individual who has not previously owned property in Australia, you are an Australian citizen or permanent resident, you intend to move in and live there for the required period, and you meet any state price, contract-date, residency or income tests that apply. Confirm eligibility with the relevant state revenue office before relying on these figures.

What the figure leaves out

Duty is not the only government charge at purchase. Land transfer registration fees, mortgage registration fees and, in some states, a foreign purchaser surcharge sit on top and are not included here. The allowance for conveyancing and a building and pest inspection is indicative; quotes vary by property and provider. Land tax is an annual charge on some properties and is not part of a purchase-cost figure.

Where the report fits

Duty is a known cost once the price is known. The harder number is the price itself, and the report's job is to show where an asking price sits against the recorded sales of comparable properties before you decide what to offer. The purchase-cost figure in the report uses this same calculator.