Stamp Duty Calculator — What You'll Pay in Any State
Work out transfer duty on a property purchase in any state or territory, with first-home concessions, exemptions and the First Home Owner Grant applied automatically — using each office's current published rates.
Property details
Before you start
Enter the purchase price
The price you'll pay (or the market value, if higher)
Property type
New homes and vacant land unlock different first-home concessions and the First Home Owner Grant.
Stamp Duty Summary
New South Wales — Revenue NSW
Transfer duty payable
$0
Enter a purchase price to see your duty
Calculations run in your browser — your purchase details are never sent to a server.
Stamp duty by state — and how first home buyers fare
The same $650,000 home attracts very different duty depending on the state, and first home buyers can pay nothing at all in most of them. Click a state for its dedicated calculator, full rate table and concession rules.
Standard duty assumes an established home bought by an investor/non-resident-occupier; the first-home column assumes an eligible first home buyer of an established home (the ACT figure also depends on an income test). Switch the property type to a new home in the calculator to see further exemptions and the grant.
How stamp duty works
A one-off tax on the property's value
Stamp duty — called transfer duty or conveyance duty depending on the state — is a one-off tax you pay when property changes hands. It’s charged on the dutiable value (the price or market value, whichever is greater) and is one of the biggest upfront costs of buying, paid at settlement on top of your deposit. Once you own, the recurring cost to plan for is land tax, and you can model your savings runway with the investment calculator.
Each state sets its own scale, so duty on an identical price can differ by tens of thousands across borders. First home buyers and owner-occupiers usually pay less — sometimes nothing — which is why the property type and your buyer status change the result so much.
Key concepts
Dutiable value
Duty is charged on the greater of the price you pay and the property's market value — so a below-market purchase from family is still assessed at market value.
First-home concessions
Every state helps first home buyers, but the rules differ — value-capped exemptions, new-home-only relief, a discounted rate, or an income test. The calculator applies your state's version.
First Home Owner Grant
A cash grant for new homes — paid to you, not netted off your duty. It ranges from $10,000 to $50,000 depending on the state, usually with a property value cap.
New vs established
New homes and vacant land often qualify for bigger exemptions and the grant; established homes may not. Setting the property type matters as much as the price.
This is an estimate, not an assessment
Revenue offices apply eligibility tests, foreign-purchaser surcharges, off-the-plan concessions and other rules this calculator can't see. Figures follow each state's published scale — confirm your duty with the relevant revenue office before acting on it.
State stamp duty calculators
Each state page pre-selects the state, shows its full rate table and answers the questions specific to that scale and its first-home concessions:
Stamp Duty FAQs
How is stamp duty calculated?
Stamp duty (transfer or conveyance duty) is charged on the dutiable value of the property — the greater of the purchase price or its market value. Each state applies its own progressive scale: a fixed base plus a marginal rate that rises through value bands. The Northern Territory uses a formula instead of bands for value up to $525,000. This calculator applies each state's current published scale, then any first-home concession and the First Home Owner Grant you qualify for.
Do first home buyers pay stamp duty?
Often not, or much less. Every state and territory has a first-home concession, but they work differently: full exemptions up to a value cap (NSW, TAS, VIC, QLD), exemptions limited to new homes (SA, NT), a discounted first-home rate (WA), or an income-tested concession (ACT). Switch on “First home buyer” and set the property type to see what applies — many entry-level buyers pay no duty at all.
What is the First Home Owner Grant?
The First Home Owner Grant (FHOG) is a one-off cash grant for buying or building a new home — it is paid to you, not deducted from your duty. Amounts range from $10,000 (NSW, VIC, WA) to $15,000 (SA), $30,000 (QLD, TAS) and $50,000 (NT). Most states cap the property value. The ACT has no grant; it offers the income-tested Home Buyer Concession Scheme instead.
Is stamp duty paid on the land value or the purchase price?
On the dutiable value, which is the greater of the price you pay and the property's market value. For an ordinary arm's-length purchase that's simply the contract price. If you buy from a relative below market value, or receive a property as a gift, duty is assessed on the market value instead.
When do you pay stamp duty?
Stamp duty is a one-off cost paid at settlement, not an annual tax. Most states require it within around 30 days of settlement (or of the contract date in some states). It is usually paid by your conveyancer or solicitor as part of settlement. Budget for it on top of your deposit — it is one of the largest upfront costs of buying.
Can you add stamp duty to your mortgage?
Not directly — duty must be paid at settlement, so you need the cash upfront. In practice some buyers borrow a little more against the property (a higher loan-to-value ratio) to cover it, which can mean lenders mortgage insurance. First-home concessions and the grant exist precisely to reduce this upfront hurdle, so check what you qualify for before assuming you need to fund the full amount.
Do you pay stamp duty on a new home?
Yes, the same duty scale applies — but new homes unlock benefits established homes don't. In Queensland, South Australia and the NT, first home buyers of new homes pay no duty (with no value cap in QLD and SA). The First Home Owner Grant is also new-homes-only in every state that has one. If you're a first home buyer, a new build can be far cheaper after concessions.
Does the calculator include the foreign buyer surcharge?
No. This calculator covers standard transfer duty plus first-home concessions and grants for Australian residents. Most states add a foreign purchaser surcharge (an extra 7–8% of the value) for foreign buyers, which is assessed separately — check with the relevant revenue office if that applies to you.
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