Stamp duty calculator, every Australian state
Every state charges stamp duty differently, and the thresholds changed again on 1 July 2026. Pick your state below for current rates and a calculator.
- New South Wales
Transfer duty · Sydney
- Victoria
Land transfer duty · Melbourne
- Queensland
Transfer duty · Brisbane
- Western Australia
Transfer duty · Perth
- South Australia
Stamp duty · Adelaide
- Tasmania
Property transfer duty · Hobart
- Australian Capital Territory
Conveyance duty · Canberra
- Northern Territory
Stamp duty · Darwin
Stamp duty compared across Australia
Duty for an owner-occupier buying an existing home, at 2026-27 rates. The gap between the cheapest and the most expensive state at the same price is often more than $20,000.
| State | $600,000 | $800,000 | $1,000,000 | First home exemption |
|---|---|---|---|---|
| NSW | $21,187 | $30,187 | $39,187 | To $800,000 |
| VIC | $31,070 | $43,070 | $55,000 | To $600,000 |
| QLD | $12,850 | $21,850 | $30,850 | To $700,000 |
| WA | $22,515 | $32,316 | $42,616 | To $600,000 |
| SA | $26,830 | $37,830 | $48,830 | New homes only |
| TAS | $22,498 | $31,185 | $40,185 | None |
| ACT | $12,728 | $22,158 | $33,958 | All prices |
| NT | $29,700 | $39,600 | $49,500 | None |
What stamp duty actually is
Stamp duty is a one-off state tax you pay when property changes hands. The buyer pays it, not the seller. The name changes by state: NSW and Queensland call it transfer duty, Victoria calls it land transfer duty, and the ACT calls it conveyance duty. It is the same idea everywhere.
Three things drive the amount:
- The dutiable value — the price you pay or the market value, whichever is higher.
- Who you are — first home buyers, owner-occupiers, investors and foreign buyers are treated differently, sometimes very differently.
- What you are buying — a new home, an established home and vacant land often attract different concessions.
First home buyer relief by state
- NSW first home buyers
Full exemption on homes up to $800,000, with a reducing concession up to $1,000,...
- VIC first home buyers
Full exemption on homes up to $600,000, with a reducing concession up to $750,00...
- QLD first home buyers
New homes: $0 duty at any price. Full exemption on homes up to $700,000, with a ...
- WA first home buyers
Full exemption on homes up to $600,000, with a reducing concession up to $800,00...
- SA first home buyers
New homes: $0 duty at any price....
- TAS first home buyers
No first home buyer duty relief applies in TAS for 2026-27. Support available: n...
- ACT first home buyers
Full exemption, no price cap and no income test. Eligible first home buyers pay ...
- NT first home buyers
No first home buyer duty relief applies in NT for 2026-27. Support available: Ho...
Common questions
Which state has the cheapest stamp duty?
It depends on the price and on who is buying. Queensland and Tasmania are usually cheapest for mid-priced homes, while Victoria is the most expensive at the top end. For first home buyers the answer flips entirely: the ACT now charges nothing at any price, and South Australia charges nothing on a new home at any price.
Why does stamp duty change every July?
Most states index their thresholds to inflation on 1 July, and state budgets are usually handed down in May or June. That means new rates, new concessions and expired schemes all land at the start of the financial year. A calculator using last year's numbers can be out by thousands.
Is stamp duty tax deductible?
Not for a home you live in. For an investment property, stamp duty is normally added to the cost base, which reduces your capital gains tax when you eventually sell rather than giving you a deduction now. Ask a registered tax agent about your own situation.
Do I pay stamp duty on a property I inherit?
Usually not on the transfer itself if it follows a will, though there are conditions and paperwork. Transfers between family members outside a will are generally taxed on market value, not on what was actually paid.
Rates sourced from each state and territory revenue office and checked 28 July 2026. Estimates only, not financial or legal advice.