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.
Stamp duty rates by state
The current transfer duty scale for each of the four biggest states. The table above already applies these for every state and territory, but here are the QLD, NSW, VIC and WA brackets in full.
Stamp duty in QLD
Queensland charges transfer duty on a sliding scale, with a lower home concession scale for owner-occupiers. Set the stamp duty calculator above to QLD to see your figure. These are the general (standard) transfer duty rates.
| Dutiable value | Transfer duty |
|---|---|
| Up to $5,000 | Nil |
| $5,000 to $75,000 | $1.50 per $100 over $5,000 |
| $75,000 to $540,000 | $1,050 plus $3.50 per $100 over $75,000 |
| $540,000 to $1,000,000 | $17,325 plus $4.50 per $100 over $540,000 |
| Over $1,000,000 | $38,025 plus $5.75 per $100 over $1,000,000 |
Owner-occupiers get the home concession scale, which starts at $1.00 per $100 up to $350,000, then $3,500 plus $3.50 per $100 to $540,000, $10,150 plus $4.50 per $100 to $1,000,000, and $30,850 plus $5.75 per $100 above that. First home buyers can reduce this further, or pay nil on a new home or vacant land with no value cap.
Stamp duty in NSW
NSW transfer duty is a progressive scale indexed each year. The figures below are the 2026/27 financial year rates. Pick NSW in the stamp duty calculator above and enter your value for the exact amount.
| Dutiable value | Transfer duty |
|---|---|
| $0 to $18,000 | $1.25 per $100 (minimum $20) |
| $18,000 to $38,000 | $225 plus $1.50 per $100 over $18,000 |
| $38,000 to $103,000 | $525 plus $1.75 per $100 over $38,000 |
| $103,000 to $387,000 | $1,662 plus $3.50 per $100 over $103,000 |
| $387,000 to $1,290,000 | $11,602 plus $4.50 per $100 over $387,000 |
| $1,290,000 to $3,870,000 | $52,237 plus $5.50 per $100 over $1,290,000 |
| Over $3,870,000 (premium residential) | $194,137 plus $7.00 per $100 over $3,870,000 |
NSW has no separate owner-occupier rate. First home buyers pay no duty on a home valued at $800,000 or less, with a concession tapering out to $1,000,000.
Stamp duty in VIC
Victoria charges land transfer duty on the dutiable value. These are the general (non principal place of residence) rates. Choose VIC in the stamp duty calculator above for your amount.
| Dutiable value | Transfer duty |
|---|---|
| $0 to $25,000 | 1.4% of the dutiable value |
| $25,000 to $130,000 | $350 plus 2.4% over $25,000 |
| $130,000 to $960,000 | $2,870 plus 6% over $130,000 |
| $960,000 to $2,000,000 | 5.5% of the total dutiable value |
| Over $2,000,000 | $110,000 plus 6.5% over $2,000,000 |
A lower principal place of residence (PPR) rate applies to owner-occupied homes valued up to $550,000. First home buyers are exempt up to $600,000, with a sliding concession to $750,000.
Stamp duty in WA
Western Australia applies transfer duty on a progressive scale. These are the general rates. Set the stamp duty calculator above to WA and enter your value.
| Dutiable value | Transfer duty |
|---|---|
| $0 to $120,000 | $1.90 per $100 |
| $120,000 to $150,000 | $2,280 plus $2.85 per $100 over $120,000 |
| $150,000 to $360,000 | $3,135 plus $3.80 per $100 over $150,000 |
| $360,000 to $725,000 | $11,115 plus $4.75 per $100 over $360,000 |
| Over $725,000 | $28,453 plus $5.15 per $100 over $725,000 |
A concessional residential rate applies to homes valued at $200,000 or less. WA first home owner thresholds are mid-change, so confirm the current figure with RevenueWA before you commit.
Frequently asked questions
Stamp duty by state
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Simon is the founder of Orbit Money, a tool that helps people track subscriptions and recurring spend. He builds Orbit's free money calculators and writes about personal finance for Australian and UK readers.
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