Stamp duty calculator
Estimated stamp duty in New South Wales
$9,797
- General rates
- $32,437
- First Home Buyers Assistance Scheme
- less $22,640
Reduced duty on a home between $800,000 and $1,000,000.
Estimate from the New South Wales schedule checked 21 October 2026. Concessions have conditions (living in the home, previous ownership, citizenship); your conveyancer confirms the final amount. How NSW stamp duty works
Stamp duty comes out of the same savings as your deposit. See what you could borrow with it included.
The same price, eight very different bills
Stamp duty (each state calls it something slightly different: transfer duty, land transfer duty, conveyance duty) is set by the state or territory you buy in, so the same purchase can cost tens of thousands of dollars more or less depending on where it is and who is buying.
| State | First home buyer (established) | First home buyer (new) | Home to live in | Investor |
|---|---|---|---|---|
| New South Wales | $0 | $0 | $27,937 | $27,937 |
| Victoria | $40,070 | $40,070 | $40,070 | $40,070 |
| Queensland | $10,925 | $0 | $19,600 | $26,775 |
| Western Australia | $24,225 | $24,225 | $29,741 | $29,741 |
| South Australia | $35,080 | $0 | $35,080 | $35,080 |
| Tasmania | $28,935 | $28,935 | $28,935 | $28,935 |
| Australian Capital Territory | $0 | $0 | $19,208 | $22,200 |
| Northern Territory | $37,125 | $37,125 | $37,125 | $37,125 |
| State | First home buyer (established) | First home buyer (new) | Home to live in | Investor |
|---|---|---|---|---|
| New South Wales | $39,187 | $39,187 | $39,187 | $39,187 |
| Victoria | $55,000 | $55,000 | $55,000 | $55,000 |
| Queensland | $30,850 | $0 | $30,850 | $38,025 |
| Western Australia | $42,616 | $42,616 | $42,616 | $42,616 |
| South Australia | $48,830 | $0 | $48,830 | $48,830 |
| Tasmania | $40,185 | $40,185 | $40,185 | $40,185 |
| Australian Capital Territory | $0 | $0 | $33,958 | $36,950 |
| Northern Territory | $49,500 | $49,500 | $49,500 | $49,500 |
What changes the amount
- Whether you are a first home buyer. Every state and territory except Tasmania and the Northern Territory now has first home buyer duty relief, but the thresholds and the types of property they cover differ a lot. Queensland and South Australia charge first home buyers nothing on a new home at any price; South Australia gives nothing on an established home.
- Whether you will live in it. Victoria, Queensland, the ACT and (for very low values) WA charge owner occupiers less than investors. NSW, South Australia, Tasmania and the Northern Territory charge everyone the same.
- What you are buying. New homes, off the plan purchases, house and land packages and vacant land are often treated differently from established homes. When land and a building contract are separate, duty is usually on the land only. See split contracts and stamp duty.
- Whether a buyer is a foreign person. Most states add a surcharge of 7% to 9% of the price for foreign buyers of residential property; the ACT and NT don't charge one on purchase.
Stamp duty by state
- New South Wales: Under the First Home Buyers Assistance Scheme, an eligible first home buyer pays no transfer duty on a new or existing home up to $800,000, and a reduced amount between $800,000 and $1 million.
- Victoria: An eligible first home buyer pays no duty on a home up to $600,000, and a reduced amount between $600,000 and $750,000.
- Queensland: First home buyers of a new home pay no transfer duty at any price, for contracts signed from 1 May 2025.
- Western Australia: From 7 May 2026, the first home owner rate of duty means no duty on a first home (new or established) up to $600,000, then $16.15 per $100 above $600,000 up to $800,000.
- South Australia: Eligible first home buyers pay no stamp duty on a new home, an off the plan apartment or vacant land to build on, at any value, for contracts signed from 13 February 2025.
- Tasmania: Tasmania's first home buyer duty exemption for established homes ended on 30 June 2026.
- Australian Capital Territory: From 1 July 2026, the Home Buyer Concession Scheme means no conveyance duty for eligible buyers, with no income test and no price cap.
- Northern Territory: The Territory's help for first home buyers comes mainly through grants rather than duty relief: the HomeGrown Territory Grant of $50,000 for buying or building a new home, for contracts signed by 30 September 2027.
Common questions
Which state has the lowest stamp duty?
It depends on who is buying. For first home buyers, the ACT now charges no duty on any home for eligible buyers, Queensland and South Australia charge nothing on new homes at any price, and NSW, Victoria and WA exempt homes up to $800,000, $600,000 and $600,000 respectively. For investors, the tables above show the ACT, Queensland and NSW at the lower end at prices up to $1 million, and Victoria, the Northern Territory and South Australia at the higher end.
Is stamp duty included in my home loan?
Usually not. Lenders lend against the property's value, so duty normally comes from savings or from equity in a property you already own. That is why stamp duty can be the difference between a price that works and one that doesn't.
Do I pay stamp duty on land and on the house I build?
Generally, if you buy the land and sign a separate building contract, duty is charged on the land only. If you buy a house and land package as one contract, or the seller builds before settlement, duty is usually charged on the total. Each state has its own rules; see split contracts and stamp duty.
Sources
- Revenue NSW: calculate transfer duty (2026/27 rates), checked 21 October 2026
- SRO Victoria: land transfer duty general rates, checked 21 October 2026
- Queensland Revenue Office: transfer duty rates, checked 21 October 2026
- WA Department of Treasury and Finance: transfer duty assessment, checked 21 October 2026
- RevenueSA: rate of stamp duty, checked 21 October 2026
- SRO Tasmania: rates of duty, checked 21 October 2026
- ACT Revenue Office: conveyance duty for non commercial property, checked 21 October 2026
- Stamp Duty Act 1978 (NT), Schedule 1 and section 90D, checked 21 October 2026
General information only, not credit advice. It doesn’t take your objectives, financial situation or needs into account. Rules and figures change; check them, or talk to Joshua, before you rely on them.