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Stamp duty calculator (all states).

Stamp duty, called transfer duty in most states, is the tax you pay your state or territory government when you buy property. After the deposit, it is usually the biggest cost of buying. Choose your state, enter the price, and say whether you are buying to live in it or to invest. The calculator shows the duty, the government registration fees and the total cost to buy.

Concessions for first home buyers and owner-occupiers are built in for all eight states and territories, and they differ a lot. If you know where you are buying, go straight to your state’s page.

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How this calculator works.

  1. Standard duty comes from each state’s published rate scale for residential property, applied to the purchase price.
  2. Concessions are then applied for owner-occupiers and first home buyers where the state offers them, for example a full exemption up to a price threshold that phases out above it. The rules differ by state, by whether the home is established or new, and by whether it is vacant land.
  3. Registration fees are added: the transfer of land fee and, for a home loan, the mortgage registration fee, taken from each state’s land titles fee schedule.
  4. Conveyancing and a building and pest inspection are added at the starting amounts below, so you see the whole cash cost of buying.
  5. Foreign buyer and absentee owner surcharges are not modelled.

What it assumes

  • Conveyancing and legal fees start at $1,500 and a building and pest inspection at $600. Both can be changed.
  • Owner-occupier concessions apply only when you are buying to live in the property. Investors pay standard duty in every state.
  • First home grants (such as the First Home Owner Grant) are not included; only duty concessions are.
  • Registration fees are the least certain part: for some states they are projected from the previous schedule, so check them with your land titles office.
  • Duty rules and fees are as at 25 September 2026.

Stamp duty by state.

Each state and territory has its own rates and concessions. Pick yours for the rules the calculator applies and worked examples at common prices.

Questions people ask.

How much is stamp duty on a $700,000 home?

Standard duty (what an investor pays, with no concession) on a $700,000 established home is: WA $27,265, NSW $25,687, VIC $37,070, QLD $24,525, SA $32,330, TAS $26,748, ACT $20,040, NT $34,650. Owner-occupiers and first home buyers may pay less depending on the state, which is what the calculator works out.

Do first home buyers pay stamp duty?

It depends on the state, the price and whether the home is new or established. Some states exempt first home buyers up to a threshold and phase the exemption out above it; others only concede new homes and land; some currently offer nothing. Each state’s page sets out exactly what the calculator applies.

Is stamp duty the same as transfer duty?

Yes. Stamp duty is the everyday name for the duty on a property transfer. Most revenue offices call it transfer duty, Victoria calls it land transfer duty and the ACT calls it conveyance duty.

Do investors get any stamp duty concessions?

Not in this calculator. In every state modelled here, the first home and owner-occupier concessions require you to live in the property, so an investor pays standard duty.

Does the calculator include the foreign buyer surcharge?

No. Several states charge an additional duty on foreign and absentee buyers, and it is not modelled here. If it may apply to you, check with the state revenue office.

How accurate is this stamp duty calculator?

Duty amounts follow each state’s published rates and concessions as at the date shown on the page. It is a planning tool, not an assessment: the revenue office assesses the actual duty on your contract. Registration fees are the least certain part, so confirm them with your conveyancer.

More calculators.

Stamp Duty Calculator (All States) | Siare