Stamp duty calculator
Stamp duty is a tax your state or territory charges when a property is transferred to you. Each one sets its own rates, so the same price gives a different bill in each state. What changes it most isn't the price but the concessions: a first home buyer can pay nothing at all on a home that would otherwise cost $20,000 or more in duty. It's usually paid at settlement, from your own money, on top of your deposit.
A calculator isn't on this page yet
Below are the thresholds we've checked at source, and each state's own calculator. Send me your state and price and I'll work out the figure.
Darren Parker, Credit Representative 501592, authorised under Australian Credit Licence 389328. This is general information, not credit assistance.
What a stamp duty figure depends on
What it is. A state or territory tax on the transfer of a property into your name. The federal government doesn't charge it, and neither does your lender. Queensland and Western Australia call it transfer duty; it's the same tax.
What moves it most. Whether you're a first home buyer, whether you'll live in the home or rent it out, whether any buyer is a foreign person, and whether you're buying land, a new home or an established one. A calculator that only asks for a price and a state has ignored all of these.
First home buyer concessions, where we've checked the source
These are the price points where a first home buyer stops paying no duty and stops getting any concession at all, read from each state's own revenue office. Each has its own conditions, on the state's page.
| State | No duty up to | Reduced duty up to | Source updated |
|---|---|---|---|
| Queensland | $700,000 | $799,999 | 31 July 2026 |
| Victoria | $600,000 | $750,000 | 15 September 2026 |
| Western Australia | $600,000 | $800,000 | 27 August 2026 |
For New South Wales, South Australia, Tasmania, the ACT and the Northern Territory, the revenue office's own page and calculator are the place to check (see the state cards below). We don't print a figure we can't date.
What a concession is worth, in dollars
An illustration, not a client file, using Western Australia's published rates. On a $650,000 home, the normal duty is $24,890. A first home buyer pays $8,075, a saving of $16,815. At $600,000 the first home buyer pays nothing, against $22,515 normally.
Buy the same $650,000 home in Queensland as a first home buyer and the first home concession means no transfer duty at all, because Queensland's nil-duty line sits at $700,000. Same price, same buyer, $8,075 apart, just from where you buy.
The foreign buyer surcharge
Concessions lower the bill; the foreign buyer surcharge raises it. Most states add an extra duty when a buyer isn't an Australian citizen or permanent resident, on top of normal duty. It applies to the share the foreign buyer is taking, so it matters when one partner on the contract is on a visa. Each state sets its own rate, and it's large enough to change what you can afford, so check it before you sign.
When stamp duty is paid
Usually at settlement, and your conveyancer or solicitor works out the exact amount and date. The catch is where the money comes from: it's paid from your own funds alongside your deposit, not from the loan. Buyers who've saved exactly a 5% or 10% deposit and forgotten the duty find out late, often after they've signed.
Can stamp duty be added to your home loan?
Not as a separate amount. A lender lends a share of the property's value, not of the price plus costs, so duty comes out of your savings. The way around it is to borrow a bigger share of the price, which leaves more of your savings free for the duty. That can mean paying lenders mortgage insurance, or using the 5% Deposit Scheme, which removes it for eligible first home buyers.
So the real question is how much cash you need on the day: deposit, plus duty, plus legal and other costs.
Your state's rules and its own calculator
Queensland.
First home concession, grant, and the 1 August 2026 citizenship test.
New South Wales.
Duty, the first home grant, and a scheme that has closed.
Victoria.
Duty, the grant, and a voting enrolment test no other state has.
Western Australia.
Duty and grant figures from 7 May 2026, worked through.
South Australia.
Grant and duty relief, and where to check them.
Tasmania.
Grant and duty relief, and where to check them.
ACT.
The home buyer concession scheme.
Northern Territory.
The $50,000 HomeGrown Territory Grant for a new home.
Each state's revenue office runs its own duty calculator: Queensland Revenue Office, Revenue NSW, State Revenue Office Victoria, RevenueWA, RevenueSA, State Revenue Office Tasmania, ACT Revenue Office and Territory Revenue Office. Theirs is the official figure.
What this means for your deposit
Work out the duty before you work out the deposit, because the two come out of the same savings. A first home buyer under their state's nil-duty line needs only the deposit and costs. A buyer above it needs the duty as well, and on a $650,000 home in WA that's $8,075 for a first home buyer and $24,890 for anyone else.
Stamp duty questions
It depends on your state, your price, and whether a concession or surcharge applies. In Western Australia, for example, normal duty on a $650,000 home is $24,890, and a first home buyer pays $8,075.
Want the duty worked out on your purchase?
Tell me the state, the price, whether it's your first home, and whether you'll live in it. I'll work out the duty, any concession you qualify for, and how much cash you'll need on settlement day.
You'll hear back within the hour in business hours, and by 9am the next business day after hours.
Sources
- 1
Queensland Revenue Office, First home concession, transfer duty (updated 31 July 2026). Re-checked 2 October 2026.
https://
qro.qld.gov.au/ duties/ transfer-duty/ concessions/ homes/ first-home/ - 2
State Revenue Office Victoria, First home buyer duty exemption or concession (updated 15 September 2026). Re-checked 2 October 2026.
- 3
Government of Western Australia, Duties Fact Sheet, First Home Owner Rate (updated 27 August 2026). Read 2 October 2026.
https://
www.wa.gov.au/ government/ publications/ duties-fact-sheet-first-home-owner-rate - 4
Government of Western Australia, Department of Treasury and Finance, Transfer duty assessment, general rate (updated 30 July 2026). Read 3 October 2026.
https://
www.wa.gov.au/ organisation/ department-of-treasury-and-finance/ transfer-duty-assessment - 5
The worked example: Money Brain's arithmetic on the WA rates above.
Updated 3 October 2026