Home Calculators Stamp Duty Calculator
Stamp Duty Calculator
A house might be the most expensive purchase most people make in their lives, and stamp duty is typically one of the biggest expenses involved with doing so. It’s a tax on property transactions administered by the various states and territories. So, how can you calculate how much stamp duty you’re in store for?
Simply plug your details into Savings.com.au’s Stamp Duty Calculator to find out. Or, keep scrolling to find out more about the tax, potential exemptions and discounts, and how much stamp duty buyers in each state and territory face.
What is stamp duty?
Stamp duty (also known as transfer duty) is a tax charged by state and territory governments for certain transactions, including property purchases. It can be a major expense for homebuyers, with the charge linked to the value of the property they’re purchasing.
Stamp duty taxes were first introduced in Australia by the New South Wales government in 1865 when property transfers were made official through the use of a stamp.
But in modern times, stamp duty has become an increasingly contentious tax. Property researchers say it is a prohibitive expense that discourages people from moving to homes that better suit their needs.
The ACT government is committed to phasing stamp duty out over a 20-year period, replacing it with a broad-based land tax.
Some states and territories provide exemptions or concessions for certain sectors of the market, such as:
- first home buyers
- downsizers
- pensioners
- those purchasing new or off-the-plan homes
Yet the cost of stamp duty can vary widely between the states and territories.
How to calculate stamp duty
Calculating how much stamp duty you will be liable for can be tricky. (That’s where Savings.com.au’s Stamp Duty Calculator can come in handy).
Stamp duty, as well as available concessions and exemptions, differ greatly across the country, as you'll see in the tables below.
As of 1 July 2026, a $600,000 house purchase made by an owner-occupier (not a first home buyer) could attract a stamp duty charge ranging between $13,408 (ACT) and $33,162 (South Australia). In the remaining states and territories, a buyer would be forking out around:
-
$15,302 in Queensland
-
$21,187 in NSW
- $22,922 in Tasmania
-
$23,075 in Western Australia
-
$30,062 in Northern Territory
-
$32,708 in Victoria
It’s also worth bearing in mind that stamp duty isn’t the only fee your state or territory government (or your lender) will charge you when buying a new home. Other fees to keep an eye out for include land transfer fees and mortgage registration fees.
How to calculate stamp duty in NSW
|
Property value |
Stamp duty rate |
|
$0 - $18,000 |
$1.25 for every $100 (minimum $20) |
|
$18,001 to $38,000 |
$225, plus $1.50 for every $100 over $18,000 |
|
$38,001 to $103,000 |
$525, plus $1.75 for every $100 over $38,000 |
|
$103,001 to $387,000 |
$1,662 plus $3.50 for every $100 over $103,000 |
|
$387,001 to $1,290,000 |
$11,602 plus $4.50 for every $100 over $387,000 |
|
Over $1,290,000 |
$52,237 plus $5.50 for every $100 over $1,290,000 |
|
Premium threshold for dutiable value |
Premium rate |
|
$3,870,000 |
$194,137 plus $7.00 for every $100 over $3,870,000 |
How to calculate stamp duty in Victoria (Principal Place of Residence - PPOR)
|
Property value |
Stamp duty rate |
|
$0 - $25,000 |
1.4% of the property’s value |
|
>$25,000 to $130,000 |
$350 plus 2.4% of the property’s value above $25,000 |
|
>$130,000 to $440,000 |
$2,870 plus 5% of the property’s value above $130,000 |
|
>$440,000 to $550,000 |
$18,370 plus 6% of the property’s value above $440,000 |
|
More than $550,000 |
PPOR concessional rate does not apply. Homeowners pay general rate (non-PPOR) |
Non-Principal Place of Residence rates in Victoria
Also apply to PPOR properties valued above $550,000
- >$130,000 - $960,000: $2,870 plus 6% of the dutiable value in excess of $130,000
- >$960,000 - $2 million: 5.5% of the dutiable value
- More than $2 million: $110,000 plus 6.5% of the dutiable value in excess of $2 million
How to calculate stamp duty in Queensland
|
Property value |
Stamp duty rate |
|
<$5,000 |
Nil |
|
$5,000 to $75,000 |
$1.50 for every $100, or part thereof, over $5,000 |
|
$75,000 to $540,000 |
$1,050 plus $3.50 for every $100, or part thereof, over $75,000 |
|
$540,000 to $1 million |
$17,325 plus $4.50 for every $100, or part thereof, over $540,000 |
|
More than $1 million |
$38,025 plus $5.75 for every $100, or part thereof, over $1 million |
How to calculate stamp duty in South Australia
|
Property value |
Stamp duty rate |
|
<$12,000 |
$1 for every $100 |
|
$12,000 to $30,000 |
$120 plus $2 for every $100 over $12,000 |
|
$30,000 to $50,000 |
$480 plus $3 for every $100 over $30,000 |
|
$50,000 to $100,000 |
$1,080 plus $3.50 for every $100 over $50,000 |
|
$100,000 to $200,000 |
$2,830 plus $4 for every $100 over $100,000 |
|
$200,000 to $250,000 |
$6.830 plus $4.25 for every $100 over $200,000 |
|
$250,000 to $300,000 |
$8,955 plus $4.75 for every $100 over $250,000 |
|
$300,000 to $500,000 |
$11,330 plus $5 for every $100 over $300,000 |
|
>$500,000 |
$21,330 plus $5.50 for every $100 over $500,000 |
How to calculate stamp duty in Western Australia
|
Property value |
Stamp duty rate |
|
<$120,000 |
$1.90 for every $100 |
|
$120,001 to $150,000 |
$2,280 plus $2.85 for every $100 over $120,000 |
|
$150,001 to $360,000 |
$3,135 plus $3.80 for every $100 over $150,000 |
|
$360,001 to $725,000 |
$11,115 plus $4.75 for every $100 over $360,000 |
|
>$725,001 |
$28,453 plus $5.15 per $100 over $725,000 |
Concessional rates apply for owner-occupiers or those purchasing property as a business asset, as long as that property is worth less than $200,000.
How to calculate stamp duty in Tasmania
|
Property value |
Stamp duty rate |
|
<$3,000 |
$50 |
|
$3,000 to $25,000 |
$50 plus $1.75 for every $100 over $3,000 |
|
$25,000 to $75,000 |
$435 plus $2.25 for every $100 over $75,000 |
|
$75,000 to $200,000 |
$1,560 plus $3.50 for every $100 over $75,000 |
|
$200,000 to $375,000 |
$5,935 plus $4 for every $100 over $200,000 |
|
$375,000 to $725,000 |
$12,935 plus $4.25 for every $100 over $375,000 |
|
>$725,000 |
$27,810 plus $4.50 for every $100 over $725,000 |
How to calculate stamp duty in the ACT
The following stamp duty rates apply to those buying as an owner-occupier in the ACT.
|
Property value |
Stamp duty rate |
|
Up to $260,000 |
28 cents for every $100 |
|
$260,001 to $300,000 |
$728 plus $2.20 for every $100 over $260,000 |
|
$300,001 to $500,000 |
$1,608 plus $3.40 for every $100 over $300,000 |
|
$500,001 to $750,000 |
$8,408 plus $4.32 for every $100 over $500,000 |
|
$750,001 to $1 million |
$19,208 plus $5.90 per $100 over $750,000 |
|
$1 million (and one dollar) to $1,455,000 |
$33,958 plus $6.40 per $100 over $1 million |
|
More than $1,455,000 |
$4.54 per $100 of the total transaction (flat rate) |
Higher rates are applied to some transactions that don’t involve an owner-occupier purchasing a property.
How to calculate stamp duty in the Northern Territory
You can dust off your algebra to work out the Northern Territory’s stamp duty rates, or simply plug in your property’s price into our stamp duty calculator.
|
Property value |
Stamp duty rate |
|
<$525,000 |
(0.06571441 x V2) + 15V, with V being 0.1% of the property’s value |
|
$525,001 to $3 million |
4.95% of the property's value |
|
$3 million to $5 million |
5.75% of the property’s value |
|
>$5 million |
5.95% of the property’s value |
Could you be exempt from stamp duty?
Each state and territory administers stamp duty separately, so there are different rules, concessions, and exemptions that apply. While some offer exemptions from or discounts on stamp duty for certain owner occupiers, such as those buying off the plan, pensioners, farmers, or first home buyers - others do not.
But it's worth mentioning that someone buys land to build a house on, they don’t have to pay stamp duty on the house itself. That can make building a home more attractive than buying one.
Further, stamp duty is often waived when transferring a property between spouses or family members, or when receiving a house as part of an inheritance. If you’re unsure whether you’re exempt from the tax or not, it's best to check with your state or territory directly.
Finally, foreign investors can sometimes face notably higher stamp duty rates.
Stamp duty exemptions and discounts for first home buyers
If you’re buying your first home, you might pay discounted stamp duty, or none at all. Though, how much you save depends on where you’re buying and how much you pay for your new home.
|
State or territory |
First home buyer exemptions or discounts |
|
NSW |
First home buyers don’t need to pay stamp duty for properties worth less than $800,000 or land worth $350,000 or less Reduced stamp duty on new or existing property valued under $1 million or vacant land under $450,000 |
|
Victoria |
First home buyers can bypass stamp duty on homes valued under $600,000 They might also be eligible for a reduced rate if they’re buying a property worth between $600,000 and $750,000 |
|
Queensland |
No stamp duty on new builds or vacant land regardless of value First home concession applies to homes valued under $800,000 |
|
Western Australia |
No duty payable if the home value does not exceed $500,000 or $350,000 for vacant land. Concession if home's dutiable value is between $500,000-$700,000 in Metropolitan or Peel regions. (Home must not exceed $700,000) Lower concessional rate applies for properties with a dutiable value between $500,000-$750,000 outside those regions. (Home must not exceed $750,000) Concession for vacant land where dutiable value is between $350,000 and $450,000. (Land must not exceed $450,000) Changes to first home owner thresholds (to be applied from 7 May 2026) New & established homes No duty payable if dutiable value does not exceed $600,000 For concessions, value must not exceed $800,000 (previously $700,000 for Metro & Peel, $750,000 for outside those regions). Geographical distinction removed. Concession for dutiable values between $601,000 - $800,000. Vacant land No duty payable if value doesn't exceed $450,000. Concession for values between $450,001 - $550,000. (Value most not exceed $550,000) Legislation being passed. Changes be applied retrospectively. |
|
Tasmania |
Eligible first homebuyers purchasing new builds only receive some stamp duty relief Those purchasing existing homes pay general stamp duty rates |
|
ACT |
First homebuyers pay no stamp duty regardless of home value or earnings |
|
South Australia |
No concessions/exemptions |
|
Northern Territory |
Homebuyers purchasing a house and land package are eligible for a stamp duty exemption if the home qualifies as a principal place of residence. The exemption is not means tested and there is no cap on property value. |
Buying a home or looking to refinance?
The table below features home loans with some of the lowest interest rates on the market for owner occupiers.
| Lender | Home Loan | Interest Rate | Comparison Rate* | Monthly Repayment | Repayment type | Rate Type | Offset | Redraw | Ongoing Fees | Upfront Fees | Max LVR | Lump Sum Repayment | Extra Repayments | Split Loan Option | Tags | Features | Link | Compare | Promoted Product | Disclosure |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
6.19% p.a. | 6.23% p.a. | $3,059 | Principal & Interest | Variable | $0 | $530 | 90% |
|
| Promoted | Disclosure | |||||||||
5.89% p.a. | 5.80% p.a. | $2,962 | Principal & Interest | Variable | $0 | $0 | 80% |
|
| Promoted | Disclosure | |||||||||
5.99% p.a. | 5.95% p.a. | $2,995 | Principal & Interest | Fixed | $0 | $0 | 60% |
|
| |||||||||||
6.23% p.a. | 6.23% p.a. | $3,072 | Principal & Interest | Variable | $0 | $395 | 70% |
|
Disclosure | |||||||||||
5.99% p.a. | 6.01% p.a. | $2,995 | Principal & Interest | Variable | $0 | $150 | 60% |
|
Disclosure |
