Stamp Duty Calculator
Estimate stamp duty and government fees when buying a home, including first home buyer discounts and extra charges for foreign buyers.
How this tool works
Reviewed 12 September 2026. Rules checked at 12 September 2026; supported contracts and settlements from 1 July 2026.
Calculation outline
- Calculates transfer duty for all eight Australian states and territories across owner-occupier and investment use.
- Models assumed eligible home-buyer relief, full foreign surcharges and verified standard registration fees. Missing fees require user overrides; incomplete subtotals exclude missing amounts.
- NSW uses 2026-27 bands and its statutory first-home taper; VIC includes the premium rate above $2m. QLD uses stepped first-home deductions and full eligible new-home relief; WA home thresholds from 7 May 2026 are $600k/$800k.
- SA includes eligible completed-new-home relief. TAS established-home relief ended after 30 June 2026. ACT eligible home buyers, including qualifying returning buyers, have uncapped relief from July 2026 and no foreign conveyance surcharge. NT rates change at $3m and $5m.
- QLD, WA, SA, TAS and the banded ACT scale use statutory part-$100 rounding. Amounts are displayed to whole dollars.
Worked example
Example: assuming NSW first-home scheme eligibility, an $850,000 home has $32,437 standard duty less 75% of the $30,187 duty at $800,000: $9,796.75, displayed as $9,797. A standard $800,000 SA transfer has $37,830 duty, $8,228 transfer registration and $204 mortgage registration.
Limits
- Only whole-interest, wholly residential established or completed-new-home purchases are supported. Excludes vacant land, off-the-plan contracts, NT house-and-land package exemptions, mixed use, partial shares, trusts, special pensioner relief and NSW land over two hectares. Historical dates are not modelled.
- Eligibility is assumed, not assessed. Check state citizenship, prior ownership, occupancy, transaction date and property requirements. The foreign toggle assumes the full surcharge with no special exemption.
- Verified fees cover standard NSW, SA, TAS and ACT registrations, WA mortgage and NT transfer. SA transfer table is verified only through $1.07m. VIC/QLD fees, WA transfer and NT mortgage require an override. Exempt or nonstandard registration and electronic settlement fees are excluded.
- Does not substitute for formal assessment by the relevant State Revenue Office.
Sources
- Revenue NSW transfer duty
- State Revenue Office Victoria land transfer duty
- Queensland Revenue Office transfer duty
- QLD concession tables
- RevenueWA transfer duty rates
- RevenueSA duty rates
- SA first-home relief
- Tasmania first-home relief expiry
- ACT duty rates
- ACT home-buyer concession
- NT stamp duty
- SA 2026-27 transfer fees
- SA 2026-27 mortgage fee
- NSW 2026-27 registration fees
- WA 2026-27 registration fees
- Tasmania 2026-27 registration fees
- ACT registration fees
- NT transfer registration fee
This tool provides general information and illustrative estimates only. It does not consider your objectives, financial situation or needs and is not personal financial, tax or legal advice.