Stamp duty calculator Australia: the eight states on one price
Enter a price once and see transfer duty, the first home concession, the foreign buyer surcharge and the grant in every state and territory, at 2026-27 rates.
Checked by Radif Partners · How we calculate · rates read on
| State | Duty | Surcharge | Total | Scale | Grant |
|---|---|---|---|---|---|
| QLDHome concession rate | $21,850 | $21,850 | · | ||
| ACTOwner-occupier conveyance duty rates | $22,158 | $22,158 | · | ||
| NSWGeneral transfer duty scale | $30,187 | $30,187 | · | ||
| TASProperty transfer duty scale | $31,185 | $31,185 | · | ||
| WAGeneral rate of transfer duty | $32,316 | $32,316 | · | ||
| SAStamp duty scale on conveyances | $37,830 | $37,830 | · | ||
| NTTerritory stamp duty formula | $39,600 | $39,600 | · | ||
| VICGeneral land transfer duty scale | $43,070 | $43,070 | · |
Contract signed in 2026-27, residential property, one buyer profile. Grants are paid to you and are not deducted from duty. Each state's own options (off-the-plan stage, pensioner card, unit title, house and land package) are in its calculator. Method and limits
Stamp duty, called transfer duty, land transfer duty or conveyance duty depending on the state, is a one-off tax the buyer pays to the state or territory revenue office on the dutiable value of a property, which is the higher of the price and the market value. Each of the eight jurisdictions has its own scale, its own first home concession and, in six of them, a surcharge for foreign buyers. On an established home bought for $800,000 by an owner-occupier who is not a first home buyer, the bill ranges from $21,850 in Queensland to $43,070 in Victoria. The calculator above runs the eight scales on your own price, with the 2026-27 thresholds read on each office's page, so you can see where a concession applies, where it stops and how much a grant adds back. Unlike a one-state calculator, it shows the eight jurisdictions at once, and its engine was checked against the NSW and Victorian revenue offices' own calculators.
One calculator per state, with what makes each one different
The comparator uses a single buyer profile. Each state has details that only its own calculator asks about: the construction cost still to come in a Victorian off-the-plan contract, the stage of a Western Australian development, a pensioner card in Victoria and the ACT, a unit title in the ACT, a builder's house and land package in the Territory. Those calculators are linked below with the figure that matters most in each jurisdiction this year.
| State | Revenue office | Owner-occupier, $800,000 | First home, no duty up to | Calculator |
|---|---|---|---|---|
| New South Wales | Revenue NSW | $30,187 | $800,000 | NSW calculator |
| Victoria | State Revenue Office Victoria | $43,070 | $600,000 | VIC calculator |
| Queensland | Queensland Revenue Office | $21,850 | new home: any price | QLD calculator |
| Western Australia | RevenueWA | $32,316 | $600,000 | WA calculator |
| South Australia | RevenueSA | $37,830 | new home: any price | SA calculator |
| Tasmania | State Revenue Office of Tasmania | $31,185 | no exemption since 1 July 2026 | TAS calculator |
| Australian Capital Territory | ACT Revenue Office | $22,158 | any price | ACT calculator |
| Northern Territory | Territory Revenue Office | $39,600 | house and land package only | NT calculator |
What changed in 2026, state by state
Most comparison tables online were built once and not revisited. These are the changes in force for contracts signed in 2026, each read on the office's own page, and already applied by the calculator.
- Western Australia, 7 May 2026. The first home owner rate now exempts homes to $600,000 and applies up to $800,000 statewide, replacing the separate Perth and regional caps; vacant land is exempt to $450,000. The grant cap rose to $800,000 south of the 26th parallel.
- Tasmania, 30 June 2026. The 100 % exemption for first home buyers of established homes up to $750,000 ended for transactions settling after that date. The first home owner grant for new homes is $20,000 for transactions from 1 July 2026, down from $30,000.
- ACT, 1 July 2026. The Home Buyer Concession Scheme lost both its income test and its property value limit: an eligible buyer pays no conveyance duty at any price. The pensioner scheme and the off-the-plan unit exemption lost their caps too, and a new exemption covers newly unit-titled homes bought from the developer.
- NSW, 1 July 2026. Transfer duty thresholds were indexed: the top general band now starts at $1,290,000 and premium duty at $3,870,000. The first home thresholds ($800,000 and $1,000,000) did not move.
- Queensland, 1 August 2026. The home, first home and first home (new home) concessions now require each buyer claiming them to be an Australian citizen, permanent resident or specified foreign retiree.
- Victoria. The temporary off-the-plan concession for strata apartments and townhouses, open to every buyer including investors, was extended to contracts signed before 21 April 2027.
- Northern Territory. The $50,000 HomeGrown Territory Grant and the $30,000 FreshStart New Home Grant now run for contracts signed up to 30 September 2027.
- South Australia, 25 March 2026. Stamp duty relief of up to $103,830 for buyers aged 60 and over who downsize to a new home, an off-the-plan apartment or land to build on.
The full list, with the old and new figures side by side, is in the <a href="/guides/stamp-duty-changes/">2026 changes guide</a> wherever it is relevant to your purchase.
Why the same home costs so much more in some states
Duty is a percentage that rises with the price, but the eight scales were written at different times and with different aims. Victoria charges 5.5 % of the whole value once a property passes $960,000; the ACT charges an owner-occupier only 0.28 % on the first $260,000, a rate its own tables show falling every year since 2021-22; South Australia still applies the scale RevenueSA published in 2022, with a top band from $500,000 that ordinary homes now reach; the Northern Territory uses a formula rather than bands up to $525,000. Queensland and the ACT give every owner-occupier a lower scale; Victoria and Western Australia do so only at lower values, up to $550,000 and $200,000; NSW, South Australia and Tasmania have no owner-occupier rate at all.
| State | Investor | Home buyer | First home buyer |
|---|---|---|---|
| QLD | $29,025 | $21,850 | $21,850 |
| ACT | $25,150 | $22,158 | $0 |
| NSW | $30,187 | $30,187 | $0 |
| TAS | $31,185 | $31,185 | $31,185 |
| WA | $32,316 | $32,316 | $32,300 |
| SA | $37,830 | $37,830 | $37,830 |
| NT | $39,600 | $39,600 | $39,600 |
| VIC | $43,070 | $43,070 | $43,070 |
The gap between living in a home and renting it out is largest in the ACT, where an investor pays $25,150 against $22,158 for an owner-occupier, and in Queensland, where the home concession rate is 1 % on the first $350,000. The <a href="/guides/investor-stamp-duty/">investor guide</a> goes through each state.
First home buyers: where the concession stops
The headline exemption thresholds hide the part that matters to most buyers: what happens just above them. NSW fades its concession over the next $200,000, Victoria over $150,000, Western Australia charges a steep $16.15 per $100 between $600,000 and $800,000, and Queensland deducts a fixed amount that drops by $1,735 every $10,000 above $700,000. The table runs the engine at three prices.
| State | $600,000 | $800,000 | $1,000,000 | New home $800,000 |
|---|---|---|---|---|
| ACT | $0 | $0 | $0 | $0 |
| NSW | $0 | $0 | $39,187 | $0 |
| QLD | $0 | $21,850 | $30,850 | $0 |
| WA | $0 | $32,300 | $42,616 | $32,300 |
| TAS | $22,498 | $31,185 | $40,185 | $31,185 |
| SA | $26,830 | $37,830 | $48,830 | $0 |
| NT | $29,700 | $39,600 | $49,500 | $39,600 |
| VIC | $0 | $43,070 | $55,000 | $43,070 |
Every state's rules are on its first home page, and the <a href="/guides/first-home-buyer-stamp-duty/">first home buyer guide</a> compares the residence requirements, which are where most concessions are later clawed back.
Grants are paid on top, and only on new homes
The First Home Owner Grant is a separate payment, not a duty discount, and in every state that still pays it the home must be new or substantially renovated. The amounts below are for a first home buyer paying $600,000 for a new home; caps differ and are applied by the calculator.
| State | Grant | Scheme |
|---|---|---|
| NSW | $10,000 | First Home Owner (New Homes) Grant |
| VIC | $10,000 | First Home Owner Grant |
| QLD | $30,000 | First Home Owner Grant |
| WA | $10,000 | First Home Owner Grant |
| SA | $15,000 | First Home Owner Grant |
| TAS | $20,000 | First Home Owner Grant |
| ACT | none | ceased 1 July 2019 |
| NT | $50,000 | HomeGrown Territory Grant |
More detail, including Queensland's $30,000 and the Northern Territory's $50,000, is in the <a href="/guides/first-home-owner-grant/">First Home Owner Grant guide</a>.
Foreign buyers
Six jurisdictions add a surcharge for foreign persons, charged on the value of the share they acquire and on top of ordinary duty. Concessions for first home buyers and owner-occupiers generally require at least one Australian citizen or permanent resident, so a foreign buyer usually pays the general scale plus the surcharge.
| State | Surcharge | Name | Total on $1,000,000 |
|---|---|---|---|
| NSW | 9 % | surcharge purchaser duty | $129,187 |
| VIC | 8 % | foreign purchaser additional duty | $135,000 |
| QLD | 8 % | additional foreign acquirer duty | $118,025 |
| WA | 7 % | foreign transfer duty | $112,616 |
| SA | 7 % | foreign ownership surcharge | $118,830 |
| TAS | 8 % | foreign investor duty surcharge | $120,185 |
| ACT | none on duty | $36,950 | |
| NT | none on duty | $49,500 |
The <a href="/guides/foreign-buyer-stamp-duty/">foreign buyer guide</a> explains who counts as foreign in each state, which is not the same test everywhere.
How the calculation works
Every state starts from the dutiable value. It then applies a sliding scale: a fixed amount for the bands below, plus a rate on the part of the value inside the current band. Most offices write the rate "for every $100, or part of $100", which means the amount above the band's floor is rounded up to the next hundred dollars before the rate applies; Victoria and the Northern Territory apply their rate to the exact amount. Victoria and the ACT switch to a flat percentage of the whole value at the top. Concessions are then applied the way each office applies them: a separate rate table (Queensland's home concession), a deduction (Queensland's first home amounts), a proportional fade (NSW, Victoria), a phase-in rate (Western Australia) or a full exemption (the ACT, South Australia and Queensland on new homes). The surcharge is added last, on the full value. Grants are shown apart because they are paid to you, not deducted from duty.
The engine was compared with Revenue NSW's and the State Revenue Office Victoria's calculators on a grid of prices on 5 October 2026 and with the worked examples printed by the other offices. The methodology page lists every case, every source and its reading date, and the limits of the tool: one buyer profile for the whole purchase, residential property only, and the 2026-27 rules only.