Stamp Duty Calculator Australia FY2026-27
Every rate here checked against its official source on or after 2026-08-19 — per-source dates listed below.
This calculator works out transfer (stamp) duty in any mainland state — NSW, VIC, QLD, WA and SA — at the standard rate, plus each state's land-registry fees, from the states' own FY2026-27 rate tables. Every state's engine is verified against that state revenue office's own published table and calculator; first-home and owner-occupier concessions are calculated on the state pages, linked from your result.
Independent and free to use — no lender referral, no email capture, no quote wall. This page just calculates the duty and shows its working.
Calculate your stamp duty
Total government costs $23,802.46
Transfer duty (NSW, standard rate): $23,437 — an effective rate of 3.6% on the property value.
Transfer registration fee: $182.73 (plus a $0 transaction fee)
Mortgage registration fee: $182.73
First home buyer? full exemption below a threshold, then a phased concession — plus vacant-land thresholds — calculate it on the NSW page.
This is general information, not financial or tax advice — consider a registered tax agent, solicitor or conveyancer for guidance specific to your purchase.
Stamp duty by state, side by side (standard rate, FY2026-27)
The same property price attracts very different duty depending on the state — computed from the five engines above, before any concession.
| Property value | NSW | VIC | QLD | WA | SA |
|---|---|---|---|---|---|
| $500,000 | $16,687 | $25,070 | $15,925 | $17,765 | $21,330 |
| $650,000 | $23,437 | $34,070 | $22,275 | $24,890 | $29,580 |
| $800,000 | $30,187 | $43,070 | $29,025 | $32,316 | $37,830 |
| $1,000,000 | $39,187 | $55,000 | $38,025 | $42,616 | $48,830 |
How this is calculated
Each state's transfer duty is a bracketed schedule — a published base amount of duty at each bracket's floor plus a marginal rate on the excess, almost always "per $100 or part of $100" (the excess rounds UP to the next whole $100 first; VIC's top rates are flat percentages instead). This page runs the exact same rules data and engine as the five state pages — each state's table is verified against its revenue office's published schedule AND its official calculator, with the golden vectors in this site's test suite. See each state page's "How this is calculated" for its full bracket table: NSW , VIC , QLD , WA , SA .
"Total government costs" adds the state land registry's lodgement fees to duty: NSW LRS charges flat fees; Titles Queensland, Land Use Victoria, Landgate (WA) and Land Services SA scale the transfer fee with the property value (SA also adds a flat transaction fee, itemised the way LSSA's own calculator does). Concessions — first-home schemes, owner-occupier rates, foreign purchaser surcharges — are deliberately calculated on the state pages, where each scheme's real shape (thresholds, phases, cliffs, property-type rules) can be modelled honestly rather than averaged away.
Sources
- Revenue NSW — transfer duty rate tables (FY2026-27) — verified 2026-08-26
- State Revenue Office Victoria — land transfer duty rates — verified 2026-08-26
- Queensland Revenue Office — transfer duty rates — verified 2026-08-19
- Revenue WA — transfer duty assessment (general rate) — verified 2026-08-19
- RevenueSA — rate of stamp duty (conveyance rate table) — verified 2026-08-19
Assumptions used here follow the same general approach as ASIC's MoneySmart calculators and may not reflect every personal circumstance — see "What this doesn't model" for specifics.
What this doesn't model
- Concessions. First-home buyer schemes, owner-occupier concession rates (QLD home concession, VIC principal-place-of-residence rate) and foreign purchaser surcharges are on the state pages — this page shows the standard rate every buyer can compare.
- TAS, ACT and NT — not yet modelled; check the relevant revenue office.
- Off-the-plan and deferred-liability rules, premium-tier apportionment (NSW), corporate/trust and landholder duty, and private transaction costs (conveyancing, PEXA fees).
If any of these apply to you, the duty you actually owe will differ from the figures above.
Frequently asked questions
How much is stamp duty on a $650,000 house in Australia?
It depends on the state, because each state sets its own schedule. At $650,000 in FY2026-27, standard-rate transfer duty is: NSW $23,437, VIC $34,070, QLD $22,275, WA $24,890, SA $29,580. The gap between the cheapest (QLD, $22,275) and the most expensive (VIC, $34,070) is $11,795 on the same house price — before any first-home or owner-occupier concession, which vary even more by state. Use the calculator above or the state pages for your exact position.
How is stamp duty calculated?
Every mainland state uses the same basic shape: a bracketed schedule where each bracket has a published base amount of duty at its floor plus a marginal rate on the excess, usually expressed per $100 or part of $100 (so the excess is rounded up to the next $100 first). What differs is the thresholds, the rates, and the concessions on top — owner-occupier rates (QLD, VIC), first-home schemes (all five, with very different shapes), and foreign purchaser surcharges (7-9% depending on the state). This page applies each state's standard schedule; the state pages model the concessions.
Which states have first home buyer stamp duty exemptions?
All five modelled states help first home buyers, but the shape differs sharply. NSW and VIC exempt established and new homes below a threshold with a concession band above it. QLD layers a first-home concession on its owner-occupier rate, and fully exempts new homes with no cap. WA charges nil to a threshold then a flat concessional rate to a ceiling (higher outside Perth). SA is the outlier: full uncapped relief — but only for new homes, off-the-plan apartments and vacant land; an established home gets no first-home relief at all. Each state page calculates the exact figure for your price.
Does this calculator include government registration fees?
Yes — the "Total government costs" line adds the state land registry's transfer registration fee (flat in NSW; scaled by value in VIC, QLD, WA and SA) and the mortgage registration fee if you're buying with a loan, using each registry's own current fee schedule. It does not include private costs like conveyancing, building inspections or PEXA platform fees.
What about Tasmania, the ACT and the Northern Territory?
Not modelled yet — this page covers the five mainland states, which is where the overwhelming majority of Australian property transactions happen. TAS, ACT and NT each have their own schedules (the ACT is phasing conveyance duty out altogether under its tax reform program). Check the relevant revenue office directly for those jurisdictions.