How it works
Pick the state, price and type of buyer. The calculator applies that state’s 2026–27 transfer (stamp) duty brackets, then any owner-occupier or first home buyer concession it can model exactly, then the foreign purchaser surcharge. Brackets charged “per $100 or part” are rounded up to the next $100, as the revenue offices do. Every figure was checked against the official rate pages and worked examples listed below.
Duty = base amount for the bracket + rate × (price − bracket start) · Surcharge = price × foreign rate
First home buyers and foreign purchasers by state
| State | First home buyer (modelled) | Foreign surcharge |
|---|---|---|
| NSW | No duty up to $800,000; reduced duty to $1m (not modelled exactly, shows full duty) | 9% |
| VIC | No duty up to $600,000; sliding concession to $750,000 | 8% |
| QLD | New home: no duty; established home: concession up to $800,000 | 8% |
| WA | No duty up to $600,000; first home owner rate to $800,000 | 7% |
| SA | New home or land to build on: no duty; established home: no relief | 7% |
| TAS | No first home concession for transfers after 30 June 2026 | 8% |
| ACT | Home Buyer Concession Scheme: no duty, no price cap (from 1 July 2026) | None on duty |
| NT | No duty concession (house-and-land package exemption not modelled) | None on duty |
What this calculator does not model
- The NSW first home concession between $800,000 and $1 million. The page shows full duty in that band and says so; use the Revenue NSW calculator for the exact reduced amount.
- Vacant land concessions, off-the-plan concessions, pensioner and downsizer schemes, the NT house-and-land package exemption and Victoria’s off-the-plan relief.
- Eligibility tests (residence periods, previous ownership, income or spouse rules). The result assumes you qualify for the buyer type you picked.
- Mixed buyers (for example one foreign and one local buyer), partial interests and shared equity. Land registration and transfer fees are also not included.
Standards and sources
- Revenue NSW — transfer duty rates
- Revenue NSW — First Home Buyers Assistance scheme
- State Revenue Office Victoria — transfer duty rates
- State Revenue Office Victoria — First home buyer duty exemption or concession
- Queensland Revenue Office — home and first home concession rates
- RevenueWA — transfer duty rates
- RevenueSA — transfer duty rates
- RevenueSA — Stamp duty relief for eligible first home buyers
- State Revenue Office Tasmania — transfer duty rates
- ACT Revenue Office — transfer duty rates
- ACT Revenue Office — Home Buyer Concession Scheme
- NT Territory Revenue Office — transfer duty rates
Last reviewed October 15, 2026
Frequently asked questions
How much is stamp duty on an $850,000 home?
It depends on the state. For an investor at 2026–27 rates it is $31,275 in Queensland and $32,437 in NSW, for example. Choose your state above for the exact figure, including any concession.
Do first home buyers pay stamp duty?
Often not, or less. NSW charges none up to $800,000, Victoria and WA none up to $600,000, the ACT none for eligible buyers at any price, and Queensland and SA none on new homes. Tasmania and the NT currently have no first home duty concession.
What is the foreign purchaser surcharge?
An extra duty on residential property bought by foreign persons: 9% in NSW, 8% in Victoria, Queensland and Tasmania, and 7% in WA and SA. The ACT and NT have no duty surcharge.
Is this the UK stamp duty calculator?
No, this page covers Australia. For England and Northern Ireland, use the UK Stamp Duty Land Tax calculator.