Stamp duty calculator
Your duty, government fees and total upfront cost — for every state.
Estimate only · Updated October 2026
Full purchase price, not the loan amount.
Additional costs to consider
Typical estimates (not government fees)
- Conveyancing / legal (incl. searches and settlement)
- $1,200 – $3,500
- Building and pest inspection
- $400 – $900
- Loan application fee (most lenders $0)
- $0 – $1,000
- Valuation fee (usually free)
- $0 – $400
- Estimated additional costs
- $1,600 – $5,800
- Lender settlement fees (optional, some lenders)
- $0 – $450
Total upfront cost
$28,302
on a $750,000 home in NSW
Stamp duty breakdown — New South Wales
- Property value
- $750,000
- Stamp duty
- $27,937
- Effective rate
- 3.72%
- Transfer fee
- $183
- Mortgage registration fee
- $183
- Total upfront
- $28,302
What's included
Includes stamp duty and state government transfer and mortgage registration fees. Excludes conveyancing ($1.2k–$3.5k), inspections ($400–$900) and lender fees. Estimate only — confirm with your state revenue office or conveyancer.
Rates updated October 2026 · How we calculate
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Stamp duty comparison across Australia
| State/territory | Stamp duty | Total upfront | Effective rate |
|---|---|---|---|
| ACTAustralian Capital Territory | $19,208 | $19,888 | 2.56% |
| QLDQueensland | $19,600 | $22,750 | 2.61% |
| NSWNew South Wales(Selected) | $27,937 | $28,302 | 3.72% |
| TASTasmania | $28,935 | $29,359 | 3.86% |
| WAWestern Australia | $29,741 | $30,341 | 3.97% |
| SASouth Australia | $35,080 | $42,987 | 4.68% |
| NTNorthern Territory | $37,125 | $37,487 | 4.95% |
| VICVictoria | $40,070 | $42,059 | 5.34% |
* Comparison based on property value of $750,000. Ordered from lowest to highest stamp duty.
Total upfront $28,302
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Common questions
How is stamp duty calculated?
Each state charges duty on a sliding scale based on the purchase price. Your buyer type, whether the home is new or established, and foreign-buyer status can change the amount. This calculator uses your state's current scale.
Do first home buyers pay stamp duty?
Often less, and sometimes none. Most states offer first home buyer exemptions or concessions below set price caps, and some apply only to new homes. Choose "First home" above to see what applies in your state.
Can I add stamp duty to my home loan?
Sometimes. Some lenders let you borrow more to cover duty and costs, which increases your loan and may mean paying lenders mortgage insurance. We can compare which lenders allow it for your situation. Lending criteria apply.
When do I pay stamp duty?
It's usually due around settlement, and each state sets its own deadline. Your conveyancer or solicitor normally arranges payment.
How does Jokuda's help stay free?
Lenders pay the mortgage broker a commission when your loan settles, so you don't pay us a fee. Details are in our Credit Guide.
Rates and sources
First home buyer concessions by state
New South Wales
- Full exemption
- Up to $800,000 (homes), $350,000 (vacant land)
- Partial concession
- $800,000–$1,000,000 (homes), $350,000–$450,000 (land)
- Applies to
- New and established homes
Victoria
- Full exemption
- Up to $600,000
- Partial concession
- $600,000–$750,000 (sliding scale)
- Applies to
- New and established homes
Queensland
- Full exemption
- New homes: no price cap
- Partial concession
- Established homes: $17,350 off below $710,000, stepping down to nil from $800,000
- Applies to
- New homes (any price); established homes
Western Australia
- Full exemption
- Up to $600,000
- Partial concession
- $600,000–$800,000 (inclusive)
- Applies to
- New and established homes
South Australia
- Full exemption
- New homes: no price cap
- Partial concession
- None
- Applies to
- New homes only
Tasmania
- Full exemption
- None
- Partial concession
- None
- Applies to
- The established-home exemption ended for transfers completing after 30 June 2026.
Australian Capital Territory
- Full exemption
- Eligible buyers: no price cap
- Partial concession
- —
- Applies to
- Home Buyer Concession Scheme (eligibility conditions apply)
Northern Territory
- Full exemption
- None
- Partial concession
- None
- Applies to
- No general first home duty concession. A house and land package exemption applies to some new homes.
| State/territory | Full exemption | Partial concession | Applies to |
|---|---|---|---|
| New South Wales | Up to $800,000 (homes), $350,000 (vacant land) | $800,000–$1,000,000 (homes), $350,000–$450,000 (land) | New and established homes |
| Victoria | Up to $600,000 | $600,000–$750,000 (sliding scale) | New and established homes |
| Queensland | New homes: no price cap | Established homes: $17,350 off below $710,000, stepping down to nil from $800,000 | New homes (any price); established homes |
| Western Australia | Up to $600,000 | $600,000–$800,000 (inclusive) | New and established homes |
| South Australia | New homes: no price cap | None | New homes only |
| Tasmania | None | None | The established-home exemption ended for transfers completing after 30 June 2026. |
| Australian Capital Territory | Eligible buyers: no price cap | — | Home Buyer Concession Scheme (eligibility conditions apply) |
| Northern Territory | None | None | No general first home duty concession. A house and land package exemption applies to some new homes. |
Note: Queensland and SA have removed stamp duty caps for new homes. NSW concessions apply to both new and existing homes. VIC offers additional off-the-plan concessions. Always verify eligibility requirements with official sources.
Important considerations
- Foreign buyer surcharge: Additional duties apply in most states (0–9% of property value)
- Off-the-plan: Some states offer concessions for new/off-the-plan properties
- Investment properties: Generally not eligible for first home buyer concessions
- Commercial properties: May have different rate structures and higher rates
- Vacant land: Different rates may apply for land-only purchases
- Rate changes: Stamp duty rates can change with state budgets - always check current rates
Official sources
Duty rates and land titles fees effective 1 July 2026 (FY2026-27). Last updated October 2026. Rates may change with state budgets. Fees assume electronic lodgment and exclude conveyancer platform fees.
- New South Wales: Revenue NSW — calculate transfer duty (2026/27 rates)
- New South Wales: Revenue NSW — current thresholds and rates
- New South Wales: First Home Buyers Assistance Scheme
- New South Wales: NSW LRS 2026/27 fees
- Victoria: SRO — non-principal place of residence rates
- Victoria: SRO — principal place of residence rates
- Victoria: SRO — first home buyer help
- Victoria: SRO — foreign purchaser additional duty
- Victoria: Land Use Victoria 2026-27 fees
- Victoria: Guide to Transfer of Land Act fees 2026-27
- Queensland: QRO — transfer duty rates
- Queensland: QRO — home and first home concession rates
- Queensland: Titles Queensland FY2026/27 fees
- Queensland: Titles Queensland alert 238
- Western Australia: WA Treasury and Finance — transfer duty assessment
- Western Australia: Duties fact sheet — first home owner rate
- Western Australia: Foreign transfer duty
- Western Australia: Landgate land transaction fees
- Western Australia: Landgate transfer lodgement fee calculator
- South Australia: RevenueSA — rate of stamp duty
- South Australia: RevenueSA — first home buyer relief
- South Australia: RevenueSA — foreign ownership surcharge
- South Australia: Land Services SA fees and charges 2026-27
- South Australia: Land Services SA ad valorem fees 2026-27
- Tasmania: SRO Tasmania — rates of duty
- Tasmania: SRO Tasmania — foreign investor duty surcharge
- Tasmania: NRE Tasmania 2026-2027 brief fee schedule
- Australian Capital Territory: ACT Revenue — conveyance duty for non-commercial property
- Australian Capital Territory: ACT Revenue — Home Buyer Concession Scheme
- Australian Capital Territory: ACT Budget 2026-27 updates
- Australian Capital Territory: Access Canberra land title fees
- Northern Territory: Territory Revenue Office — stamp duty
- Northern Territory: NT — house and land package exemption
- Northern Territory: nt.gov.au — how to transfer land
- Northern Territory: Registration Regulations Sch 1
- Northern Territory: NT revenue units from 1 July 2026
Typical additional cost estimates:
Disclaimer
- This calculator provides estimates only and should not be considered professional advice
- Stamp duty rates and concessions can change and vary based on specific circumstances
- First home buyer eligibility criteria may include income limits and property value caps
- Additional fees and charges may apply - consult with a conveyancer or solicitor
- Foreign buyer definitions and surcharges vary by state - seek professional advice
- Always verify rates with official government sources before making financial decisions