Calculator
Stamp Duty (Transfer Duty)
Indicative transfer duty across every Australian state and territory, including foreign buyer surcharges, first-home concessions and state-specific PPR / off-the-plan options.
Official source: NSW Revenue Office calculator →Estimated total payable
$35,031
NSW · owner occupier
Base transfer duty
$35,031
Concession applied
$0
No concession
Foreign surcharge
$0
Not applicable
Effective rate
3.89%
Total / purchase price
General information only. Calculations are indicative, based on simplified rules current at FY2024–25, and exclude items such as foreign buyer surcharges, off-the-plan concessions, principal-place-of-residence rules and lender policy variation. Always verify with your accountant, broker and the relevant State Revenue Office calculator before transacting.
About this calculator
Stamp Duty Calculator (All Australian States)
Stamp duty is the largest single transaction cost in Australian property and the one most likely to derail a purchase budget. Every state and territory has its own brackets, concessions, surcharges and exemptions — and they change annually. This calculator returns indicative duty for NSW, VIC, QLD, WA, SA, TAS, ACT and NT under current FY2024–25 rules, including first home buyer concessions where eligible. Foreign purchaser surcharges (an additional 7–8% in most states) are flagged separately.
When to use it
- Budgeting the all-in acquisition cost before bidding
- Comparing the same purchase price across two states
- Checking whether a first home buyer concession applies
- Quantifying the foreign purchaser surcharge cost
- Sizing the cash component needed at settlement
How to use it
- 1
Enter the purchase price
Use the contract price including any chattels. Off-the-plan purchases may use a discounted dutiable value in some states.
- 2
Select the state
Each state has different brackets and thresholds. The calculator handles all eight jurisdictions.
- 3
Tag your buyer status
Owner-occupier, investor, first home buyer or foreign buyer — each unlocks or removes specific concessions and surcharges.
- 4
Read duty and total acquisition cost
Duty is the largest line item but legal, building & pest, broker, registration and search fees typically add 0.5–1.0% more.
Methodology & assumptions
Duty is calculated on the dutiable value (usually the contract price) using each state's current marginal brackets and rounded to dollars.
First home buyer concessions are applied where the property value falls under the relevant state threshold. NSW, VIC, QLD and WA each operate different concession structures.
Foreign purchaser surcharge is calculated as an additional flat percentage of dutiable value: NSW 9%, VIC 8%, QLD 8%, WA 7%, SA 7%, TAS 8% and ACT 4%.
Other settlement costs (registration of transfer, mortgage registration, search fees) are not included — typically add $200–600 per purchase.
Common pitfalls we see
- Forgetting foreign surcharge. A non-resident buying a $1m Sydney house pays $90,000 in surcharge on top of standard duty.
- Assuming first home buyer concessions automatically apply. Most have residency, occupancy and value-cap conditions.
- Off-the-plan timing. Some states levy duty on the higher of land value at contract or as-built value at completion.
- Trust and company purchases. Some states apply different rates or surcharges to non-individual buyers.
Frequently asked questions
How much is stamp duty in NSW?
For a $1m residential purchase in NSW, transfer duty is approximately $40,335 for an owner-occupier with no concessions, rising to ~$130,000 for a foreign purchaser including the 9% surcharge.
Do first home buyers pay stamp duty?
In most states, first home buyers under specific price caps are fully exempt or partially exempt. NSW first home buyers under $800,000 pay no duty; concessions phase out up to $1m.
Can stamp duty be added to the loan?
Most lenders allow stamp duty to be paid from loan funds, but only if the resulting LVR is within policy. Going above 80% LVR triggers LMI, so capitalising duty can become expensive.
Which state has the highest stamp duty?
Victoria has the highest top-bracket rate (6.5% on luxury property). However, NSW's foreign surcharge of 9% can make NSW the most expensive jurisdiction overall for non-resident buyers.