Property & Home · Transfer duty

Stamp Duty Calculator — The upfront tax on your home.

Estimate transfer (stamp) duty for your state, with a first-home concession applied where it fits.

What you enter

  • Property value
  • State / territory
  • First home buyer
  • New build or vacant land

How this is calculated

Each state and territory sets its own transfer (stamp) duty schedule — a series of value brackets with a base amount plus a marginal rate. We apply your state's schedule to the property value, then apply the first-home buyer concession where the value qualifies, including Queensland's full exemption for first-home buyers of new builds and vacant land (no cap, from 1 May 2025). Schedules are modelled on each revenue office's published rates.

Common questions

Why does stamp duty differ so much between states?

It's state law, not federal — each parliament sets its own brackets, rates, thresholds and concessions, and they change them often (Queensland's 2025 first-home abolition being a recent example). The same $800,000 home can attract duty differences of tens of thousands between states.

Do first-home buyers always pay nothing?

No — every state caps its concession by property value. NSW, for example, waives duty entirely up to $800,000 and phases the concession out by $1,000,000. Above the cap you pay full duty even as a first-home buyer. The calculator applies your state's thresholds automatically.

What's not modelled?

Foreign-purchaser surcharges (an extra 7–8% in most states), investor vs owner-occupier differences, off-the-plan concessions, pensioner concessions and vacant-land rates. If any of those apply, check your state revenue office — the results link to it.

How does it rank?

Once you have your result, see how your number compares against your demographic with our full money rank — by age, sex, state and household composition.

Methodology & data

STATE-LAW ESTIMATE · CHECK YOUR REVENUE OFFICE. Australian context, FY 2026–27 tax brackets by default (15% lowest marginal rate from 1 July 2026) with a financial-year selector on tax calculators. Calculations are indicative and based on simplified public models — not personal financial, tax or legal advice. See the full disclaimer.

Primary data sources

More tools