How We Calculate Australian Stamp Duty

Stamp duty (also called transfer duty or conveyancing duty) is a state government tax charged when you buy property. Each Australian state calculates it differently using tiered bracket systems based on the property price, type, and buyer status.

State-by-State Stamp Duty Rates (2026)

Rates vary significantly between states. Here are the key thresholds:

NSW: Tiered rates from 1.25% to 7% on portions above $3M. First home buyers exempt up to $800,000
VIC: Tiered rates from 1.4% to 6.5%. First home buyers exempt up to $600,000, concessions to $750,000
QLD: Tiered rates from 1.0% to 5.75%. First home buyers get concessions up to $550,000
SA: Tiered rates from 1.0% to 5.5%. No stamp duty for first home buyers on properties up to $650,000
WA: Tiered rates from 1.9% to 5.15%. First home buyers exempt up to $430,000
TAS: Tiered rates from 1.75% to 4.5%. First home buyers get 50% discount up to $400,000
ACT: Tiered rates from 0.68% to 7.17%. First home buyers exempt up to $1,000,000
NT: Tiered rates starting at 0%. First home buyers get concessions up to $650,000

First Home Buyer Exemptions

Every Australian state offers some form of stamp duty relief for first home buyers. The exemption typically applies up to a price threshold, with partial concessions available above that. Our calculator automatically applies these when you check the "First home buyer" box.

Foreign Buyer Surcharges

Foreign buyers face additional stamp duty surcharges in most states, typically 7–8% on top of the standard rate. This calculator includes these surcharges when you check the "Foreign buyer" box.

Residential vs Vacant Land

Stamp duty rates often differ between residential dwellings and vacant land. Vacant land typically attracts lower duty in most states. Select your property type to see the correct calculation.

Using Your Results

Stamp duty is usually the largest upfront cost when buying property. Once you know your stamp duty, use the full EquitySight calculator to model your complete investment — including all buying costs, loan repayments, rental income, and long-term growth projections.