How stamp duty is calculated in Australia
Stamp duty, now called transfer duty or land transfer duty in most states, is a tax you pay when property changes hands. It is charged on the dutiable value, which is the higher of the price you agree to pay or the property's market value. Every state and territory uses a progressive scale: your purchase falls into a value bracket, and you pay a fixed base amount for that bracket plus a set rate per $100 of value above the bracket floor. This calculator applies the current bracket table for your state, then layers on any concession you qualify for.
Stamp duty by state, 2026
Rates and thresholds differ sharply between states, which is why a $700,000 home can attract very different duty in Sydney, Melbourne and Brisbane. NSW and Victoria index their thresholds each year. Queensland runs a separate lower home concession scale for owner-occupiers. The ACT charges a reduced owner-occupier rate up to $1,455,000. The Northern Territory uses a formula for values up to $525,000, then a flat percentage. Pick your state above and the calculator uses the right scale automatically.
First home buyer concessions
First home buyers get the biggest breaks. NSW waives duty entirely on a home valued at $800,000 or less and tapers it out to $1,000,000. Victoria exempts homes up to $600,000 with a sliding concession to $750,000. Queensland and South Australia charge no duty on a new home or vacant land for eligible first home buyers, with no value cap. The ACT gives eligible first home buyers nil duty, with no value cap and no income test from 1 July 2026. Choose the first home buyer option to see your concession, and remember the First Home Owner Grant is a separate cash payment on top.
Frequently asked questions
How much is stamp duty on a $500,000 house?
It depends on your state and whether you are an owner-occupier or first home buyer. On a $500,000 established home an owner-occupier pays roughly $16,690 in NSW, about $21,970 in Victoria, around $8,750 under the Queensland home concession, and $23,929 in the Northern Territory. Many first home buyers pay nothing at this value. Enter your state above for the exact figure.
How much stamp duty will I pay on $800,000?
On an $800,000 established home an owner-occupier pays about $30,190 in NSW, roughly $43,070 in Victoria, around $21,850 under the Queensland home concession, about $32,320 in WA and $22,160 in the ACT. First home buyers are exempt in NSW at this value and pay reduced or nil duty in several other states. Use the calculator for your exact state and buyer type.
How much is NSW stamp duty?
NSW transfer duty is a sliding scale. For the 2026/27 year it is $11,602 plus $4.50 per $100 over $387,000 for values up to $1,290,000, then $52,237 plus $5.50 per $100 above that, with a premium rate over $3,870,000. First home buyers pay no duty on a home valued at $800,000 or less, with a concession up to $1,000,000.
How do I calculate stamp duty on a house?
Stamp duty is charged on the dutiable value, which is the higher of the price you pay or the market value. Each state sets a progressive scale of brackets: you pay a base amount for your bracket plus a set rate per $100 of value above the bracket floor. This calculator applies each state's current bracket table for you, then applies any first-home or owner-occupier concession.
Do first home buyers pay stamp duty?
Often not, or much less. Every state and territory offers a first-home exemption or concession, though the rules differ. NSW exempts homes up to $800,000, Victoria up to $600,000, and Queensland charges nil on a new home or vacant land with no cap. South Australia exempts new homes and land. The ACT gives eligible first home buyers nil duty, with no value cap and no income test from 1 July 2026. Select 'first home buyer' above to see your position.
How can I reduce or avoid stamp duty?
The legitimate ways are the concessions built into the law: first home buyer exemptions, owner-occupier or principal-place-of-residence rates, and off-the-plan or new-build concessions in some states. Buying below a concession threshold, or buying a new home or vacant land where your state waives duty for first home buyers, is where the real savings sit. This tool shows which concession applies to your purchase.
When do I pay stamp duty?
Timing is set by each state, but duty is generally due within a set period after settlement or after the contract date. In most states your solicitor or conveyancer arranges payment at or before settlement, and the transfer cannot be registered until the duty is paid. Check your state revenue office for the exact due date.
This tool is a guide, not financial advice. Stamp duty rates, thresholds and concessions change and can turn on details this calculator does not capture. Confirm the exact figure with your state revenue office or your conveyancer before you buy.
