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Azure Home Loans · Stamp duty calculator

Stamp duty calculator — every Australian state

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Powered by Azure Home Loans tools · ACR 538895, auth. under ACL 390261 · Estimates only, not tax, credit or legal advice · What you type stays in your browser and is not sent to us.

What this calculator shows

Duty is set by each state, so the same purchase price costs very different amounts across the country. Pick your state, add first home buyer or investor status, and see the estimate before you budget.

State-by-state rates →Speak to a broker →

ACR 538895, auth. under ACL 390261 · Estimates only; your state revenue office determines the duty payable.

How much is stamp duty? Estimates by price and state

Transfer duty on an established home, from the same schedules the calculator uses. Figures are planning estimates, not assessments — only the relevant revenue office can give you a binding number.

Buying as an owner-occupier (not a first home buyer)

Estimated transfer duty for an owner-occupier who is not a first home buyer, by purchase price and state.
Purchase priceNSWVICQLDWA
$500,000$16,687$21,970$8,750$17,765
$600,000$21,187$31,070$12,850$22,515
$700,000$25,687$37,070$17,350$27,265
$800,000$30,187$43,070$21,850$32,316
$900,000$34,687$49,070$26,350$37,466
$1,000,000$39,187$55,000$30,850$42,616
$1,200,000$48,187$66,000$42,350$52,916

Buying as a first home buyer

Estimated transfer duty for a first home buyer purchasing an established home, by purchase price and state.
Purchase priceNSWVICQLDWA
$500,000No dutyNo dutyNo dutyNo duty
$600,000No dutyNo dutyNo dutyNo duty
$700,000No dutyConcession appliesNo duty$16,150
$800,000No duty$43,070$21,850$32,316
$900,000Concession applies$49,070$26,350$37,466
$1,000,000$39,187$55,000$30,850$42,616
$1,200,000$48,187$66,000$42,350$52,916

The gap between the two tables is the whole first-home concession, and it is the largest single saving most buyers will get on a purchase. Where a cell reads Concession applies, relief exists but tapers on a formula we have not verified against the revenue office, so no figure is published rather than a wrong one.

Why only four states

NSW, Victoria, Queensland and Western Australia are published here because each schedule was checked against the revenue office’s own rate tables and worked examples and reproduces them exactly. For SA, Tasmania, the ACT and the NT, secondary sources disagree with each other by thousands of dollars, and a confident-looking wrong number on a licensed credit business’s website is worse than a link. Use your state revenue office for those jurisdictions, and note two positions that fall outside these tables entirely: the ACT abolished duty for all first home buyers on 1 July 2026 with no income or value cap, and South Australia charges no duty on a new home or off-the-plan apartment at any value.

General information only — not personal credit advice, and not a duty assessment. Foreign purchaser surcharges, off-the-plan concessions, pensioner and regional schemes, and vacant land rules are not modelled. Rates and thresholds change at state budgets; confirm before you exchange.

Stamp duty by state — rates, thresholds and first home buyer rules

Each page reproduces that revenue office’s schedule, tables duty at the prices people actually pay there, and spells out the first-home exemption and grant for that state.

How it works

  1. Choose your state and dutiable valueDuty is calculated on the dutiable value, generally the higher of the purchase price and the market value. Each state runs its own sliding scale.
  2. Set property type and how you will use itEstablished, new build or vacant land are treated differently, and living in the property attracts concessions an investor cannot claim.
  3. Apply concessions and surchargesTick first home buyer to apply your state’s concession, or foreign purchaser to add the surcharge. The breakdown shows how the final figure is built.

What this covers

  • Transfer duty scales for all eight states and territories
  • First home buyer concessions and exemptions where they apply
  • Owner-occupier versus investment treatment
  • Foreign purchaser surcharge
  • A breakdown showing how the figure is built, plus published rate tables

What it does not do

  • It is not a quote — only your state revenue office determines duty payable
  • It does not cover land tax, or off-the-plan and pensioner concessions in full
  • It does not assess eligibility for a concession; caps and residency tests apply
  • It does not include legal, conveyancing, inspection or lender fees
  • It is not legal or tax advice

Verify with your state revenue office

Duty schedules, concession caps and eligibility rules change with each state budget, and the revenue office is the only authority on what you will actually pay. Confirm your figure before committing funds or signing a contract.

Duty is one line in the funds you need

Stamp duty is a cash cost at settlement — it cannot be added to the loan, and money set aside for it is money not available as deposit. These work out the rest of the picture.

Stamp duty — frequently asked questions

How is stamp duty calculated in Australia?

Stamp duty — called transfer duty in some states — is set by each state and territory, not federally. Every jurisdiction runs its own sliding scale based on the dutiable value of the property, which is generally the higher of the purchase price and the market value. Because the brackets and thresholds differ, the same purchase price produces materially different duty in NSW, Victoria and Queensland. The calculator applies the current schedule for the state you select.

Do first home buyers pay stamp duty?

Often less, and sometimes none, but it depends entirely on the state and the price. Every jurisdiction runs its own first home buyer concession or exemption with its own price caps, property-type rules and residency requirements, and those caps are revised regularly. Tick the first home buyer option in the calculator to see the concession applied for your state, then confirm eligibility with that state’s revenue office before relying on it.

Is stamp duty different for investment properties?

The base duty scale is usually the same, but concessions are not. First home buyer and principal-place-of-residence concessions generally do not apply to an investment purchase, so an investor commonly pays the full amount where an owner-occupier would pay less. Some states also apply land tax and surcharge rules to investors that sit outside duty entirely.

What is the foreign purchaser surcharge?

Most states apply an additional duty surcharge when the buyer is a foreign person, on top of the standard transfer duty. The rate and the definition of "foreign person" vary by state, and the tests are stricter than many buyers expect — they can catch temporary visa holders and certain trust and company structures. The calculator includes a surcharge toggle so you can see the difference, but confirm your status with the relevant revenue office or a solicitor.

When do I have to pay stamp duty?

Timing is set by each state and is generally tied to settlement, with a statutory deadline measured from the contract date. In practice your conveyancer or solicitor arranges payment as part of settlement. What matters for budgeting is that duty is a cash cost at settlement — it cannot be added to the loan the way LMI sometimes can, so it must be funded from savings alongside the deposit.

Does stamp duty count towards my deposit?

No, and this catches people out. Lenders assess your loan-to-value ratio on the property value alone; duty and other purchase costs sit on top and must be funded separately. Money set aside for duty is money not available as deposit, which raises your LVR and can trigger LMI you had not planned for. Work out the LVR you will actually land on before assuming you are at 80%.

Are these duty figures a quote?

No. They are estimates generated from published state schedules to help you budget. Duty payable on your purchase is determined by the relevant state or territory revenue office based on the contract, the property and your circumstances. Always verify with that office or your conveyancer before committing funds. Azure Home Loans — ACR 538895, auth. under ACL 390261.

Working out whether the numbers stack up?

Duty, deposit and borrowing capacity move together — a concession you do not qualify for can change the whole plan. Bishnu Adhikari can sanity-check the funds you need before you bid.

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