Stamp duty calculator. Every state and territory.

§Notes

Notes to the sheet. In plain English.

1. What stamp duty is

   Stamp duty is a state and territory tax on buying property. Each one names it differently (transfer duty in NSW, Queensland and WA, land transfer duty in Victoria, conveyance duty in the ACT) and sets its own brackets and concessions, so the same home can carry very different duty either side of a border.

2. An $800,000 home, state by state

   Duty on an established $800,000 home, before any first home buyer concession, worked out with the calculator above.

   State or territory	To live in	To invest
   New South Wales	$30,187	$30,187
   Victoria	$43,070	$43,070
   Queensland	$21,850	$29,025
   Western Australia	$32,315.50	$32,315.50
   South Australia	$37,830	$37,830
   Tasmania	$31,185	$31,185
   Australian Capital Territory	$22,158	$25,150
   Northern Territory	$39,600	$39,600

3. First home buyers

   Six states and territories cut duty for first home buyers: NSW, Victoria, Queensland and WA, South Australia on new homes and land only, and the ACT through a scheme open to anyone who hasn’t owned property for 5 years. Tasmania ended its relief on 30 June 2026 and the Northern Territory has none, though both offer grants for new homes. Each state’s page has the thresholds.

4. Foreign purchasers

   NSW (9%), Victoria (8%), Queensland (8%), Tasmania (8%), WA (7%) and South Australia (7%) add a surcharge when a foreign person buys residential property. The ACT and the Northern Territory don’t add one to duty.

5. When it’s paid

   Each state sets its own deadline, from 14 days after registration in the ACT to 3 months after signing in NSW. Your state’s page has the rule, and we arrange the payment as part of your settlement.

6. What the estimate leaves out

   The estimate leaves out land registry fees and your lender’s costs. Concessions have conditions, and we confirm yours when we review your contract. Rates and rules were checked at each revenue office on 6 November 2026.