Stamp duty calculator: every state and territory
Duty, first home buyer relief, grants and fees for every state and territory, from each revenue office’s own rules.
Calculator: every up-front government cost
Stamp duty payable
$0
New South Wales, first home buyer, established home, contract dated 1 October 2026
- Registration fees
- $365.46
- Total paid to government
- $365.46
| Item | Amount |
|---|---|
| DutyTransfer duty, general rate (Revenue NSW, verified 27 Sep 2026) | $27,937 |
| ConcessionFirst Home Buyers Assistance Scheme (Revenue NSW, verified 27 Sep 2026) | −$27,937 |
| FeeLand Registry Services transfer fee (NSW Land Registry Services, verified 27 Sep 2026) | $182.73 |
| FeeLand Registry Services mortgage fee (NSW Land Registry Services, verified 27 Sep 2026) | $182.73 |
| Total paid to government | $365.46 |
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Rates and rules by state
Every state and territory compared
On a $750,000 home bought to live in, duty ranges from $19,208 in the ACT to $40,070 in Victoria, before any first home buyer relief.
| State | Duty on $500,000 | Duty on $750,000 | Duty on $1,000,000 | First home buyers | First home grant | Foreign surcharge |
|---|---|---|---|---|---|---|
| NSW | $16,687 | $27,937 | $39,187 | No duty up to $800,000 (homes) or $350,000 (vacant land); concessions phasing out to $1,000,000 and $450,000 respectively | $10,000 | 9% |
| VIC | $21,970 | $40,070 | $55,000 | No duty up to $600,000; a sliding-scale concession to $750,000 | $10,000 | 8% |
| QLD | $8,750 | $19,600 | $30,850 | No duty on new homes or vacant land; a concession phasing out between $710,000 and $800,000 for established homes | $30,000 | 8% |
| WA | $17,765 | $29,740.50 | $42,615.50 | No duty up to $600,000 (homes) or $450,000 (land) | $10,000 | 7% |
| SA | $21,330 | $35,080 | $48,830 | No duty on a new home, off-the-plan apartment or vacant land, whatever the price (established homes get no relief at all) | $15,000 | 7% |
| TAS | $18,247.50 | $28,935 | $40,185 | No current relief (ended 30 June 2026) | $20,000 | 8% |
| ACT | $8,408 | $19,208 | $33,958 | No duty at all for eligible buyers, whatever the price (Home Buyer Concession Scheme) | No state grant | No surcharge |
| NT | $23,928.60 | $37,125 | $49,500 | No current relief (the Act's concessions all sunset no later than 30 June 2021) | $50,000 | No surcharge |
Sources for this table
(Revenue NSW, verified 27 Sep 2026) (Revenue NSW, verified 27 Sep 2026) (Revenue NSW, verified 27 Sep 2026) (Revenue NSW, verified 27 Sep 2026) (State Revenue Office Victoria, verified 18 Sep 2026) (State Revenue Office Victoria, verified 7 Aug 2026) (State Revenue Office Victoria, verified 7 Aug 2026) (State Revenue Office Victoria, verified 7 Aug 2026) (Queensland Revenue Office (Queensland Treasury), verified 27 Sep 2026) (Queensland Revenue Office (Queensland Treasury), verified 27 Sep 2026) (Queensland Revenue Office (Queensland Treasury), verified 27 Sep 2026) (Queensland Revenue Office (Queensland Treasury), verified 27 Sep 2026) (Department of Treasury and Finance (RevenueWA), verified 27 Sep 2026) (Department of Treasury and Finance (RevenueWA), verified 27 Sep 2026) (Department of Treasury and Finance (RevenueWA), verified 27 Sep 2026) (Department of Treasury and Finance (RevenueWA), verified 27 Sep 2026) (RevenueSA, verified 1 Oct 2026) (RevenueSA, verified 1 Oct 2026) (RevenueSA, verified 1 Oct 2026) (RevenueSA, verified 1 Oct 2026) (State Revenue Office Tasmania, verified 27 Sep 2026) (State Revenue Office Tasmania, verified 27 Sep 2026) (State Revenue Office Tasmania, verified 27 Sep 2026) (State Revenue Office Tasmania, verified 27 Sep 2026) (ACT Parliamentary Counsel's Office, verified 27 Sep 2026) (ACT Parliamentary Counsel's Office, verified 27 Sep 2026) (Parliamentary Counsel, Northern Territory, verified 1 Oct 2026) (Parliamentary Counsel, Northern Territory, verified 1 Oct 2026) (Parliamentary Counsel, Northern Territory, verified 1 Oct 2026)
What differs between the states
- Tasmania's first-home-buyer duty exemption for established homes ended for settlements after 30 June 2026 and has not been replaced. (State Revenue Office Tasmania, verified 27 Sep 2026)
Lenders mortgage insurance and other costs
Lenders mortgage insurance (LMI) usually applies when you borrow more than 80% of the property’s value. It is not a government charge and there is no public schedule of premiums, so no figure is given here. See deposit, LVR and LMI and complete buying costs. The true cost to buy and own calculator adds duty and fees to your deposit, loan repayments and the yearly cost of owning.
Frequently asked
Which state has the cheapest stamp duty?
On a $750,000 established home bought to live in (no first home buyer relief), duty is lowest in the ACT ($19,208) and highest in Victoria ($40,070), for a contract dated 1 October 2026. The ranking changes with price and buyer type: see the table above.
Is stamp duty the same in every state?
No. Each state and territory sets its own rates, thresholds, concessions and surcharges, and several change them every financial year. That is why this page computes each one from that state's own rules.
Do first home buyers pay stamp duty?
It depends on the state, the price and whether the home is new: NSW: No duty up to $800,000 (homes) or $350,000 (vacant land); concessions phasing out to $1,000,000 and $450,000 respectively; VIC: No duty up to $600,000; a sliding-scale concession to $750,000; QLD: No duty on new homes or vacant land; a concession phasing out between $710,000 and $800,000 for established homes; WA: No duty up to $600,000 (homes) or $450,000 (land); SA: No duty on a new home, off-the-plan apartment or vacant land, whatever the price (established homes get no relief at all); TAS: No current relief (ended 30 June 2026); ACT: No duty at all for eligible buyers, whatever the price (Home Buyer Concession Scheme); NT: No current relief (the Act's concessions all sunset no later than 30 June 2021).
Is stamp duty charged on the price or the property's value?
Generally on the dutiable value: the greater of the price paid and the property's market value. Each state page explains its own definition.
Are registration fees included?
Yes. The calculator adds the land registry's transfer registration fee and, if you have a mortgage, the mortgage registration fee for the state you choose.
Related
Sources and methodology (40)
- How to calculate transfer duty — Revenue NSW (retrieved 27 Sep 2026). Reuse terms: see the publisher's site
- Past thresholds and rates for transfer duty — Revenue NSW (retrieved 27 Sep 2026). Reuse terms: see the publisher's site
- First Home Buyers Assistance Scheme — Revenue NSW (retrieved 27 Sep 2026). Reuse terms: see the publisher's site
- First Home Buyers Assistance Scheme (consumer-facing, with the FY2026-27 reduced-rate worked table) — NSW Government (retrieved 27 Sep 2026). Reuse terms: see the publisher's site
- First Home Owner (New Homes) Grant — Revenue NSW (retrieved 27 Sep 2026). Reuse terms: see the publisher's site
- What is surcharge purchaser duty — Revenue NSW (retrieved 27 Sep 2026). Reuse terms: see the publisher's site
- Land transfer duty – non-principal place of residence (current rates) | State Revenue Office — State Revenue Office Victoria (retrieved 16 Sep 2026, last checked 18 Sep 2026). Licence: CC BY 4.0
- First Home Owner Grant — State Revenue Office Victoria (retrieved 29 Jul 2026, last checked 7 Aug 2026). Licence: CC BY 4.0
- Foreign purchaser additional duty (current rates) — State Revenue Office Victoria (retrieved 29 Jul 2026, last checked 7 Aug 2026). Licence: CC BY 4.0
- First home buyer duty exemption or concession — State Revenue Office Victoria (retrieved 29 Jul 2026). Licence: CC BY 4.0
- Transfer duty rates | Queensland Revenue Office — Queensland Revenue Office (Queensland Treasury) (retrieved 27 Sep 2026). Reuse terms: see the publisher's site
- Transfer duty home concession rates | Queensland Revenue Office — Queensland Revenue Office (Queensland Treasury) (retrieved 27 Sep 2026). Reuse terms: see the publisher's site
- First home (new home) concession | Queensland Revenue Office — Queensland Revenue Office (Queensland Treasury) (retrieved 27 Sep 2026). Reuse terms: see the publisher's site
- First home vacant land concession | Queensland Revenue Office — Queensland Revenue Office (Queensland Treasury) (retrieved 27 Sep 2026). Reuse terms: see the publisher's site
- First home owner grant eligibility criteria | Queensland Revenue Office — Queensland Revenue Office (Queensland Treasury) (retrieved 27 Sep 2026). Reuse terms: see the publisher's site
- AFAD residential land toolkit | Queensland Revenue Office — Queensland Revenue Office (Queensland Treasury) (retrieved 27 Sep 2026). Reuse terms: see the publisher's site
- Transfer duty assessment — Department of Treasury and Finance (RevenueWA) (retrieved 27 Sep 2026). Reuse terms: see the publisher's site
- First Home Owner Rate of Duty — Fact Sheet 00817495 (as at 28 July 2026) — Department of Treasury and Finance (RevenueWA) (retrieved 27 Sep 2026). Reuse terms: see the publisher's site
- Duties Act 2008 (WA), consolidation 03-y0-00 — Parliamentary Counsel's Office (Western Australia) (retrieved 27 Sep 2026). Licence: CC BY 4.0
- First Home Owner Grant — Fact Sheet 00817466 (as at 28 July 2026) — Department of Treasury and Finance (RevenueWA) (retrieved 27 Sep 2026). Reuse terms: see the publisher's site
- About foreign buyers duty — Department of Treasury and Finance (RevenueWA) (retrieved 27 Sep 2026). Reuse terms: see the publisher's site
- Rate of stamp duty — RevenueSA (retrieved 1 Oct 2026). Reuse terms: see the publisher's site
- Stamp Duties Act 1923 (SA), Version: 15.9.2026 — SA Office of Parliamentary Counsel (retrieved 1 Oct 2026). Reuse terms: see the publisher's site
- Stamp Duty Relief for Eligible First Home Buyers — RevenueSA (retrieved 1 Oct 2026). Reuse terms: see the publisher's site
- First home buyer relief: eligible properties — RevenueSA (retrieved 1 Oct 2026). Reuse terms: see the publisher's site
- First home buyer relief: relief available — RevenueSA (retrieved 1 Oct 2026). Reuse terms: see the publisher's site
- First Home Owner Grant — RevenueSA (retrieved 1 Oct 2026). Reuse terms: see the publisher's site
- Foreign Ownership Surcharge — RevenueSA (retrieved 1 Oct 2026). Reuse terms: see the publisher's site
- Foreign Ownership Surcharge: applicable transactions — RevenueSA (retrieved 1 Oct 2026). Reuse terms: see the publisher's site
- Rates of duty | State Revenue Office Tasmania — State Revenue Office Tasmania (retrieved 27 Sep 2026). Reuse terms: see the publisher's site
- First Home Buyers | State Revenue Office Tasmania — State Revenue Office Tasmania (retrieved 27 Sep 2026). Reuse terms: see the publisher's site
- First Home Owner Grant guideline (PDF) — State Revenue Office Tasmania (retrieved 27 Sep 2026). Reuse terms: see the publisher's site
- Rates of surcharge | State Revenue Office Tasmania — State Revenue Office Tasmania (retrieved 27 Sep 2026). Reuse terms: see the publisher's site
- First home buyers of established homes duty relief | State Revenue Office Tasmania — State Revenue Office Tasmania (retrieved 27 Sep 2026). Reuse terms: see the publisher's site
- Taxation Administration (Amounts Payable--Duty) Determination 2026 — ACT Parliamentary Counsel's Office (retrieved 27 Sep 2026). Reuse terms: see the publisher's site
- Taxation Administration (Amounts Payable--Home Buyer Concession Scheme) Determination 2026 — ACT Parliamentary Counsel's Office (retrieved 27 Sep 2026). Reuse terms: see the publisher's site
- Taxation Administration (Newly Unit Titled Duty Exemption Scheme) Determination 2026 — ACT Parliamentary Counsel's Office (retrieved 27 Sep 2026). Reuse terms: see the publisher's site
- Taxation Administration (Off the Plan Unit Duty Exemption Scheme) Determination 2026 — ACT Parliamentary Counsel's Office (retrieved 27 Sep 2026). Reuse terms: see the publisher's site
- Stamp Duty Act 1978 (NT), reprint REPS013, as in force at 1 July 2025 — Parliamentary Counsel, Northern Territory (retrieved 1 Oct 2026). Reuse terms: see the publisher's site
- First Home Owner Grant Act 2000 (NT), as in force at 1 July 2026 — Parliamentary Counsel, Northern Territory (retrieved 1 Oct 2026). Reuse terms: see the publisher's site
Figures on this page are drawn from Delora's local knowledge graph, refreshed from these primary sources and checked for changes on a regular schedule. If a figure here looks out of date, the official source above is always the authority — please let us know.