How to use it
Pick the state, enter the price, and tick the box if you will live in the home. Three places charge less on a home you live in: Victoria (up to $550,000), Queensland, and the ACT. The others charge the same rates either way.
The tool does not include first home buyer exemptions or foreign buyer surcharges. See the questions below.
How it is worked out
Every state charges duty in brackets: a base amount plus a rate on each $100 over the start of your bracket. Most round the part over up to the next $100. The Northern Territory uses a formula up to $525,000 and a flat rate above.
Duty on a $750,000 home you will live in:
| State | Duty |
|---|---|
| New South Wales | $27,937 |
| Victoria | $40,070 |
| Queensland (home concession) | $19,600 |
| Western Australia | $29,741 |
| South Australia | $35,080 |
| Tasmania | $28,935 |
| ACT (owner-occupier) | $19,208 |
| Northern Territory | $37,125 |
Example, New South Wales: $11,602 + $4.50 for each $100 over $387,000. $750,000 − $387,000 = $363,000, and 3,630 × $4.50 = $16,335. Duty: $27,937.
Common questions
Do first home buyers pay stamp duty?
Often not, or less. As of September 2026:
- NSW: none up to $800,000, reduced up to $1,000,000.
- Victoria: none up to $600,000, reduced up to $750,000.
- Queensland: no duty on a first home that is newly built, and a larger concession on established homes.
- Western Australia: none up to $600,000, reduced up to $800,000.
- ACT: a full exemption for eligible buyers under the Home Buyer Concession Scheme.
- South Australia, Tasmania, Northern Territory: concessions on new homes and some other cases.
Rules change often. Check your state revenue office before you sign.
Do foreign buyers pay more?
Yes. Every state except the ACT and NT adds a surcharge of 7% to 9% on residential property bought by foreign persons.
When do I pay it?
Usually at settlement. Your conveyancer or solicitor arranges it. Most lenders do not lend the duty, so budget for it in cash.
Last checked: 2026-09-26