Australian stamp duty,
every state.
Compare transfer duty rates across all 8 Australian states and territories. Each calculator includes first home buyer concessions, foreign purchaser surcharges, and current FY 2026–27 rates.
The duty on an $800,000 home swings from $29,025 to $43,070 — the only thing that changed is the state.
Same house, same price: the transfer duty differs by more than $14,000 between Queensland and Victoria, and none of it is about the property. It is one of the largest upfront costs of buying, so it is worth modelling your own bill on the NSW, Victorian or Queensland scale before you sign, and checking whether a first-home-buyer concession wipes it out entirely.
What the same house costs, state by state
Take an identical $800,000 home. The transfer duty a general (non-first-home) buyer pays runs from $29,025 in Queensland to $43,070 in Victoria — a $14,045 gap that owes nothing to the property and everything to the border it sits on.
All Stamp Duty calculators
8 calculatorsNSW Stamp Duty
Transfer duty for New South Wales — up to 7%, with FHB exemption to $800k.
VIC Stamp Duty
Victoria transfer duty — up to 6.5%, with PPR concession to $600k.
QLD Stamp Duty
Queensland transfer duty — up to 5.75%, with FHB concession to $500k.
SA Stamp Duty
South Australia conveyance duty — up to 5.5%, no FHB concession on existing.
WA Stamp Duty
Western Australia transfer duty — up to 5.15%, FHB exempt to $430k.
TAS Stamp Duty
Tasmania duty — up to 4.5%, with 50% FHB discount to $600k.
NT Stamp Duty
Northern Territory duty — formula-based, flat 4.95% above $525k.
ACT Stamp Duty
ACT conveyance duty — up to 7.2%, with HBCS exemption (income tested).
Stamp duty by state — $600,000 property
Updated FY 2026–27Approximate stamp duty for a standard residential property purchase at $600,000, for a general (non-first-home-buyer) purchaser. Click any state to run the full calculation.
| State | Stamp duty (~$600k) | FHB threshold | FHOG |
|---|---|---|---|
| NSW | $21,735 | Exempt ≤$800k | $10,000 (new) |
| VIC | $31,070 | Exempt ≤$600k | $10,000 |
| QLD | $20,025 | Exempt ≤$500k | $30,000 |
| SA | $26,830 | No concession | $15,000 |
| WA | $22,515 | Exempt ≤$430k | $10,000 |
| TAS | $22,498 | 50% ≤$600k | $30,000 |
| NT | $29,700 | FHOD ≤$18,601 | $10,000 |
| ACT | $22,340 | HBCS (income test) | N/A |
How stamp duty works in Australia
Stamp duty (also called transfer duty or conveyance duty depending on the state) is a state government tax on property transactions. It is one of the largest upfront costs when buying property in Australia — often second only to the deposit itself.
Each state and territory sets its own rates, thresholds, and concessions. First home buyers typically receive significant discounts or exemptions, and most states also have additional surcharges for foreign purchasers.
When is stamp duty paid?
Stamp duty is generally paid at or before settlement. Your conveyancer or solicitor arranges the payment as part of the settlement process. Late payment attracts penalties and interest from the relevant state revenue office.
Can stamp duty be added to the mortgage?
Some lenders allow stamp duty to be capitalised into the home loan, but this increases the total loan amount, your repayments, and your total interest cost. It may also push your LVR above 80%, triggering Lenders Mortgage Insurance.