Calculators
Stamp duty calculator
Estimate transfer duty (stamp duty) for a property purchase in any Australian state or territory, including first home buyer and owner-occupier concessions where they apply.
Estimated duty payable
$0
Concession applied
None
Estimated saving vs general rate
$0
compared with the general rate with no concession
Rates as at . Official source: state revenue office rates page.
Foreign purchaser surcharges (an extra duty most states charge foreign buyers of residential property) are out of scope for this calculator and are not included. See the assumptions below.
This calculator gives estimates for general information only. It is not credit advice or an offer of credit, and it does not take into account your objectives, financial situation or needs. Results depend on the figures you enter and the assumptions shown below, which you can edit. Actual amounts will vary with lender fees, charges and credit criteria. Consider your circumstances and seek advice before acting. Talk to us and we'll search for options available to you across 60+ lenders.
The default values are examples only and are not a quote, an offer of credit or a suggestion about any particular loan or lender. Results are not intended to be relied on when making a decision about a financial or credit product. Consider obtaining advice from a licensed professional before making financial decisions.
Duty and tax outcomes shown are general information only and are not tax advice. Rates, thresholds and concessions change and vary by state and by your circumstances. Check your state or territory revenue office for current rates, the official rates page for Queensland is linked from your results above (rates as at ), and consult a registered tax agent or your accountant before acting.
Assumptions (you can change these)
Every figure this calculator relies on is editable above: state or territory, dutiable value, property type, owner-occupier and first home buyer status, and the WA region where it matters. The conventions below describe how the estimate is built.
Duty is calculated from each state's official bracket tables (rates as at the date shown with your results). In most states the value above each threshold is counted per $100 or part of $100, rounded up, matching revenue office practice. Victoria uses exact percentages with no per-$100 rounding, and the Northern Territory uses its published formula below $525,000 and flat percentages of the whole value above that. Bracket boundaries follow each state's published wording, so a value exactly on a "more than" boundary (for example $960,000 in Victoria or $1,455,000 in the ACT) is assessed in the band below. Some official calculators round their displayed figures (the NT to the nearest 5 cents, Victoria down to whole dollars), so results can differ from them by under a dollar.
Owner-occupier concessional rates are applied where they exist: the Queensland home concession, Victoria's principal place of residence rates (up to $550,000), WA's concessional rate (only when the whole value is $200,000 or less) and the ACT's owner-occupier rates. They are modelled for new or established homes, not vacant land. Occupancy conditions (usually moving in within a year and living there) are assumed to be met.
First home concessions follow each state's published thresholds and methods. In the taper bands, NSW concessional duty is the full duty less a sliding share of the duty at the exemption threshold, and Victoria scales the duty by the value above $600,000 divided by $150,000; both match the official state calculators (verified 17-07-2026). Queensland uses the official deduction table, and WA uses the official per-$100 taper rates with the Metropolitan/Peel selector. Eligibility is self-assessed; age, citizenship, prior-ownership and occupancy rules apply in every state.
NSW minimum duty of $20 is applied to non-exempt amounts. The NSW premium rate for residential values above $3,870,000 is included.
Not modelled: foreign purchaser surcharges, off-the-plan concessions, pensioner and downsizer concessions, the NT house and land package exemption, corporate or trust purchases, primary production or non-residential transactions, and first home owner grants (grants are cash payments, not duty relief).
Dutiable value is normally the higher of the price paid and market value; this calculator uses the single figure you enter. Duty is payable around settlement, with timing varying by state.
Things to know for Queensland
Plain English
What is transfer (stamp) duty?
Transfer duty, still widely called stamp duty, is a tax your state or territory government charges when property changes hands. It's usually one of the biggest upfront costs of buying, alongside your deposit, and it needs to be budgeted for because most lenders won't add it to the loan.
How much you pay depends on where the property is, its dutiable value, what kind of property it is, and whether you qualify for a concession. Every state runs its own scheme, with its own rates, thresholds and rules, which is why the same purchase price can attract very different duty in different states.
Concessions can change the picture completely
Most states offer meaningful duty relief for first home buyers, and some offer concessional rates to any owner-occupier. The details vary a lot: some states cap relief at a property value, some have no cap for new builds, and Tasmania currently has no first home duty relief at all. Almost all concessions come with conditions, typically that you've never owned property before, you move in within a set time and you live there for a continuous period.
First home owner grants are a separate thing: they're cash payments, not duty discounts, and they're not included in this calculator.
Getting the timing right
Duty is generally payable at or around settlement, and in some states within a set number of days of signing the contract. Your conveyancer or solicitor lodges and pays it as part of the purchase. When we prepare a funds position for you, duty is one of the first numbers we pin down so there are no surprises on settlement day.
Want a hand working out what your purchase really costs, duty, deposit, fees and all? That's part of what we do every day.
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