Stamp Duty Calculator Australia FY2026-27

It depends on the state, because each state sets its own schedule. At $650,000 in FY2026-27, standard-rate transfer duty is: NSW $23,437, VIC $34,070, QLD $22,275, WA $24,890, SA $29,580, TAS $24,623, NT $32,175, ACT $17,880. The gap between the cheapest (ACT, $17,880) and the most expensive (VIC, $34,070) is $16,190 on the same house price — before any first-home or owner-occupier concession, which vary even more by state. Use the calculator above or the state pages for your exact position.

Seven of the eight use the same basic shape: a bracketed schedule where each bracket has a published base amount of duty at its floor plus a marginal rate on the excess, usually expressed per $100 or part of $100 (so the excess is rounded up to the next $100 first). What differs is the thresholds, the rates, and the concessions on top — owner-occupier rates (QLD, VIC, and in the ACT a whole second rate table for buyers who will live in the home), first-home schemes (six of the eight, with very different shapes), and foreign purchaser surcharges (7-9%; Tasmania charges 8% on residential and 1.5% on primary production land). The Northern Territory is the exception and does not use brackets at all: up to $525,000 its duty is a quadratic formula in the property value, and above that it is a flat percentage of the whole value (4.95%, then 5.75% from $3 million and 5.95% from $5 million), truncated down to a whole five cents. This page applies each jurisdiction's standard schedule; the state pages model the concessions.

Six of the eight jurisdictions here do, and the shape differs sharply. The ACT is now the most generous: from 1 July 2026 its Home Buyer Concession Scheme has no price cap and no income test, so an eligible buyer pays no duty at all at any price — every buyer must be 18 or over, nobody (partners included) may have held an interest in any property anywhere in the previous five years, and you must live in it for 12 months starting within a year of settlement. NSW and VIC exempt established and new homes below a threshold with a concession band above it. QLD layers a first-home concession on its owner-occupier rate, and fully exempts new homes with no cap. WA charges nil to a threshold then a flat concessional rate to a ceiling (higher outside Perth). SA gives full uncapped relief — but only for new homes, off-the-plan apartments and vacant land; an established home gets no first-home relief at all. Tasmania currently gives none: its 100% exemption for established homes up to $750,000 applied only to transfers settling between 18 February 2024 and 30 June 2026, the State Revenue Office states plainly that it is not available for settlements after that date, and nothing has replaced it — so a Tasmanian first home buyer pays the full schedule this page calculates. The Northern Territory does have home owner incentives, but it routes them through a separate eligibility path rather than the duty schedule, and its own calculator is scoped to buyers "not eligible for a stamp duty concession" — so the NT figure here is likewise the no-concession amount, and NT buyers should check the Territory's home owner incentives directly. Each state page calculates the exact concessional figure for your price.

Yes — the "Total government costs" line adds the land registry's transfer registration fee (flat in NSW, Tasmania, the NT and the ACT; scaled by value in VIC, QLD, WA and SA) and the mortgage registration fee if you're buying with a loan, using each registry's own current fee schedule. It does not include private costs like conveyancing, building inspections or PEXA platform fees.

Yes, all three — pick TAS, NT or ACT in the calculator above. TAS runs the State Revenue Office's own schedule (unchanged since 21 October 2013) plus the Land Titles Office transfer and mortgage fees. NT runs the Territory Revenue Office's own formula: the NT publishes no conveyance rate table at all, so every constant here was verified by driving the TRO's own calculator and checking that the formula reproduces 19 of its answers to the cent. The ACT has two rate tables, and which one applies depends on whether a buyer will live in the home — tick "I'll live in it" when ACT is selected. At $650,000 that is the difference between $17,880 and $14,888. Above $1,455,000 both tables switch to a flat 4.54% of the whole price, which for an owner-occupier is a cliff: $63,078 at exactly $1,455,000 but $66,061.54 one dollar higher. Both ACT tables were checked against 25 answers from the ACT Revenue Office's own calculator.