Rates verified: 4 September 2026 · Sources: State Revenue Offices
Australia · All 8 states & territories
Select your state: rates, first home buyer concessions, and foreign purchaser surcharges all differ, sometimes dramatically.
Breakdown: New South Wales
Select a state and enter a property value.
Stamp duty (called transfer duty in NSW, WA and QLD, land transfer duty in VIC, and conveyance duty in the ACT) is levied by each state and territory independently, not by the federal government. Rate scales, first home buyer treatment, and foreign purchaser surcharges are all set separately, and change at different times through each jurisdiction's own budget cycle. This calculator uses each state's standard/general rate scale as the baseline, then applies that state's specific first-home-buyer and foreign-purchaser rules on top.
| State | Full exemption up to | Concession phases out by | Notes |
|---|---|---|---|
| NSW | $800,000 | $1,000,000 | New or existing homes |
| VIC | $600,000 | $750,000 | New or existing homes |
| QLD | ~$710,000 | $800,000 | Deduction from the home concession rate, not the general rate |
| WA | $600,000 | $800,000 | House & land; vacant land thresholds are lower |
| SA | Varies by contract date | — | New homes, off-the-plan, and vacant land only — established homes don't qualify |
| TAS | — | — | Established-home exemption expired 30 June 2026, not renewed |
| ACT | No cap (from 1 July 2026) | — | Home Buyer Concession Scheme: no income test either |
| NT | — | — | No general FHB duty concession (grant/exemption schemes exist instead) |
| State | Surcharge |
|---|---|
| NSW | 9% |
| VIC | 8% |
| QLD (AFAD) | 8% |
| WA | 7% |
| SA | 7% |
| TAS | 8% |
| ACT | None on conveyance duty* |
| NT | None |
*The ACT charges a separate 0.75% p.a. foreign ownership surcharge on land tax, not on the upfront conveyance duty — don't confuse the two when comparing states.
The ACT is unwinding conveyance duty entirely for eligible owner-occupiers as part of a long-running, 20-year tax reform shifting revenue toward general rates instead. From 1 July 2026, the Home Buyer Concession Scheme dropped both its income threshold and its property value cap: eligible owner-occupier buyers now pay no conveyance duty at all, regardless of price. This isn't a first-home-buyer-only scheme in the way other states run theirs, and eligibility depends on residency and other conditions — see the ACT Revenue Office's Home Buyer Concession Scheme page for the full criteria — but for buyers who qualify it's a materially different outcome from every other jurisdiction on this page.
In NSW, $700,000 is under the $800,000 full exemption threshold: duty payable is $0. In Victoria, $700,000 sits in the $600,000–$750,000 taper band: duty is a fraction of the general $26,070 duty, roughly $8,690. In Tasmania, the established-home exemption has expired, so the buyer pays the full general duty of roughly $27,935, identical to a non-first-home buyer. In South Australia, an established home gets no first-home-buyer relief at all regardless of buyer status: the buyer pays the full general duty of roughly $31,830. Same price, same buyer profile, radically different outcomes purely due to which state the property is in.
Stamp duty is a one-off cost on top of your deposit and loan costs, not an ongoing one. If you're buying an investment property, pair this with the Land Tax Calculator for the ongoing annual holding cost, and the Capital Gains Tax Calculator for the eventual disposal cost — together they cover the full buy-hold-sell picture. If you're also weighing up a novated lease or other salary-packaged benefits around the same time as a property purchase, check the Novated Lease & Car FBT Calculator, or estimate your take-home pay for borrowing-capacity purposes with the Income Tax Calculator.