Australian Stamp Duty Calculator 2026 — All States & First Home Buyer Concessions

Last updated: 4 May 2026 Reviewed by Emma Hartley, CFP

**Stamp duty** (officially called transfer duty in most states) is a state and territory government tax payable when you purchase property in Australia. The amount varies significantly by state — on a $750,000 property, stamp duty ranges from approximately $17,325 in Queensland to $29,070 in New South Wales. First home buyers are entitled to full or partial exemptions in every state and territory, subject to property price and eligibility thresholds. As of 2026, NSW first home buyers pay **no stamp duty** on properties up to $800,000, while Victorian first home buyers are exempt on established homes up to $600,000. In Queensland, the threshold is $500,000. This calculator applies the correct bracket rates and first home buyer concessions for all eight states and territories. The total upfront cost estimate includes a $3,500 allowance for conveyancing and building inspections, which are additional costs beyond stamp duty.

Property Purchase Price (A$) Contract of sale price

State / Territory

Buyer Type First home buyers may qualify for exemptions or concessions

Standard Stamp Duty —

First Home Buyer Concession —

Stamp Duty Payable —

Estimated Total Upfront Cost —

View Year-by-Year Breakdown

Real-World Examples — 2026

Sydney buyer — $900,000 established home

A general purchaser buying an $900,000 home in NSW pays stamp duty of approximately $35,835 under the standard bracket rates. A first home buyer purchasing the same property would receive a partial concession (as the property exceeds the $800,000 full exemption threshold) and pay a reduced amount. Total upfront costs including conveyancing and inspections add approximately $3,000–$5,000.

Melbourne first home buyer — $580,000 apartment

A first home buyer purchasing a $580,000 established apartment in Victoria qualifies for a full stamp duty exemption (threshold is $600,000 for established homes). Standard stamp duty on this property would be approximately $30,070, so the saving is substantial. If the price were $650,000, the buyer would pay a concession rate instead of the full exemption.

Frequently Asked Questions

How is stamp duty calculated in Australia?

Stamp duty (also called transfer duty) is a state and territory tax applied to property purchases. Each state uses its own bracket system — similar to income tax brackets — where higher property prices attract progressively higher rates. The total duty is calculated by summing the tax on each bracket portion, not simply multiplying the purchase price by a flat rate.

Do first home buyers pay stamp duty in Australia?

Most states offer stamp duty exemptions or concessions for first home buyers. In NSW, first home buyers pay no stamp duty on properties up to $800,000. Victoria exempts first home buyers on properties up to $600,000. Queensland and Western Australia have similar thresholds. The exact rules, income limits, and eligibility criteria vary by state and whether the property is new or established.

When do you pay stamp duty in Australia?

Stamp duty is typically paid at settlement, which is usually 30–90 days after signing the contract of sale. In some states you can arrange deferred payment or have it paid by your lender as part of the settlement process. Failing to pay on time can result in penalties and interest charges.

Is stamp duty tax deductible?

Stamp duty on a primary residence is not tax deductible. For investment properties, stamp duty forms part of the cost base of the asset and reduces capital gains tax when you sell — it is not deductible in the year of purchase. The stamp duty is added to the property's cost base for CGT purposes.

What other upfront costs apply when buying property in Australia?

In addition to stamp duty, buyers should budget for conveyancing fees ($800–$2,500), building and pest inspection ($400–$800), mortgage registration fees ($100–$200), lender fees (application/valuation, $500–$1,000), and potentially Lenders Mortgage Insurance if your deposit is below 20%. Total upfront costs excluding the deposit are typically $15,000–$50,000 for a median-priced property.