Stamp duty calculator for every Australian state
The same $850,000 property attracts wildly different stamp duty depending on the state — from under $30,000 in some jurisdictions to over $45,000 in others. This calculator shows what you'd pay in your state plus a side-by-side comparison across all eight, using each state revenue office's 2025–26 published schedules.
Where the property is being purchased.
Contract price. AU median dwelling price in early 2026 is around $850k–$1.1M.
Same price, every state
Stamp duty on $850,000 ranges from $25,940 (Australian Capital Territory) to $46,070 (Victoria) — a $20,130 spread across jurisdictions.
| State | Stamp duty | % of price |
|---|---|---|
| Australian Capital Territory | $25,940 | 3.05% |
| Queensland | $31,275 | 3.68% |
| New South WalesYour selection | $32,608 | 3.84% |
| Tasmania | $33,435 | 3.93% |
| Western Australia | $34,891 | 4.10% |
| South Australia | $40,580 | 4.77% |
| Northern Territory | $42,075 | 4.95% |
| Victoria | $46,070 | 5.42% |
What this calculator doesn't include
Stamp duty in Australia has more carve-outs than headline rate schedules. The figures above show the general dutiable amount. Your actual payable will differ if any of the following apply:
- First home buyer concessions or exemptions. Most states fully exempt first home buyers below a price threshold ($800k–$1.5M depending on state) and provide partial relief above. NSW, VIC, QLD all have separate FHB schemes that can reduce duty to zero.
- Off-the-plan concessions. VIC and others give significant duty reductions when buying a new build pre-construction.
- Pensioner / senior concessions. NSW, QLD, VIC each offer reduced duty for eligible pensioners.
- Foreign buyer surcharges. NSW (8%), VIC (8%), QLD (8%), SA (7%), TAS (8%), WA (7%), and the ACT all add an additional foreign-acquirer duty on top of standard duty for non-residents.
- Vacant residential land tax (separate to stamp duty but worth knowing — VIC charges this annually on long-vacant properties).
- Mortgage registration and transfer fees. Each state charges $200–$400 in registration fees on title transfer. Not stamp duty, but it's on the settlement bill.
Use this calculator to scope the rough cost. For a settlement-binding figure, run your specific transaction through your state revenue office's authoritative calculator. Links in the methodology section below.
How stamp duty actually works in Australia
Stamp duty (also called transfer duty or conveyance duty) is a state and territory tax on the transfer of dutiable property — primarily real estate, but also some business assets and vehicles. It's charged on a sliding scale: the larger the purchase, the higher the rate band. There's no federal stamp duty in Australia; each state sets its own schedule and concessions, which is why the same property can attract radically different duty across jurisdictions.
On a typical $850,000 owner-occupied purchase by someone who isn't a first-home buyer, you'd pay roughly $33,000 in NSW, $48,000 in VIC, $20,000 in QLD, and just under $40,000 in WA. The differences come from how each state structures its rate schedule — some have many narrow brackets that ramp quickly (NSW, SA), others have a few wider bands (QLD, WA).
The ACT is a special case: it's in the middle of a long-running phased reduction of conveyance duty, replacing the lump-sum payment with a higher annual general rate (a land-tax-style approach). For now, ACT duty rates remain on a bracket schedule but have trended materially lower over the past several years.
Why the differences matter
Stamp duty is universally regarded by economists as one of Australia's most distortionary taxes — it discourages property mobility (people stay in oversized houses to avoid duty on a downsize), penalises career-driven relocation, and falls disproportionately on younger first-time buyers. Reform discussions appear in most state and federal budget submissions; the ACT phase-out is the only large-scale practical reform underway. Knowing the dollar amount you'd pay across multiple states is useful both for the immediate purchase decision and for comparing the long-run cost of living in different parts of the country.
Methodology
Each state and territory's 2025–26 published transfer duty schedule is implemented in lib/stamp-duty.ts. The figures shown apply to standard residential transfers of dutiable property at the general (non-concessional) rate. Last verified against state revenue office sources on 27 April 2026.
Authoritative state sources:
- NSW — Revenue NSW transfer duty
- VIC — State Revenue Office VIC
- QLD — Queensland Revenue Office
- SA — RevenueSA stamp duty
- WA — RevenueWA transfer duty
- ACT — ACT Revenue Office
- TAS — State Revenue Office TAS
- NT — NT Department of Treasury and Finance
If you spot a rate that's out of date, email hello@bigaus.com — every state runs annual reviews around budget time, and we update the schedules as soon as new ones are gazetted.
Working out the full purchase budget?
Stamp duty is one piece. The other big variable is which lender you choose — and Australia's regulated comparison rate misrepresents true cost on the loans most people actually take out. Our mortgage calculator fixes the $150k / 25-year anchor.
Mortgage comparison rate calculatorGet notified when stamp duty rates change
State revenue offices update their schedules around budget time each year. We'll email you when rates move materially — no filler.