TAS Stamp Duty Calculator

How Stamp Duty Works in Tasmania

Tasmanian property transfer duty is collected by the State Revenue Office Tasmania. It is charged on the dutiable value of the transfer — the greater of what you paid and what the property is actually worth — so a mates-rates sale to a relative is still assessed on market value. Where there is no arm's-length price, the SRO derives that value from the Valuer-General's last valuation multiplied by the adjustment factor for the municipality.

Two features of the scale catch people out. It is progressive, so the 4.5% top rate only ever touches the slice above $725,000, never the whole price — which is why the effective rate on an $800,000 house is 3.9%, not 4.5%. And duty is charged for every $100 “or part” of the excess, meaning the excess is rounded up to the next whole $100 before the rate is applied. Our calculator uses the straight-line figure, so on an odd price it can land a few dollars under the SRO's assessment.

Current TAS transfer duty rates (2026–27)

• $0 – $3,000: $50 minimum
• $3,001 – $25,000: $50 + $1.75 per $100 over $3,000
• $25,001 – $75,000: $435 + $2.25 per $100 over $25,000
• $75,001 – $200,000: $1,560 + $3.50 per $100 over $75,000
• $200,001 – $375,000: $5,935 + $4.00 per $100 over $200,000
• $375,001 – $725,000: $12,935 + $4.25 per $100 over $375,000
• Over $725,000: $27,810 + $4.50 per $100 over $725,000

These are the rates for transfers on or after 21 October 2013, per the SRO rates of duty schedule — the scale itself has not moved in more than a decade, and did not change in the 2026–27 Budget. What changed on 1 July 2026 was the concessions sitting on top of it.

How the calculation works, step by step

Take a $500,000 house, which is a fair reflection of the Tasmanian market outside central Hobart:

1. Find the bracket — $500,000 sits in $375,001 – $725,000.
2. Start with that bracket's base amount: $12,935.
3. Work out the excess: $500,000 − $375,000 = $125,000.
4. Charge the excess at $4.25 per $100: 1,250 × $4.25 = $5,312.50.
5. Add them: $12,935 + $5,312.50 = $18,247.50, which the calculator rounds to $18,248.

That is an effective rate of 3.6%, and $518,248 to get the keys. Run the same arithmetic on an $800,000 Hobart home and you are in the top bracket: $27,810 + 4.5% of $75,000 = $31,185, or 3.9% of the price and $831,185 all up.

Duty is paid in cash rather than borrowed, so it comes out of the same pile as your deposit. It is worth modelling the whole settlement figure rather than the duty alone — the settlement costs calculator adds conveyancing, searches and registration, and the mortgage repayment calculator shows what is left to service.

The change that matters in 2026–27: the first home buyer exemption has gone

Between 18 February 2024 and 30 June 2026, an eligible first home buyer paid no duty at all on an established home with a dutiable value of $750,000 or less. The SRO is blunt about the cut-off: the exemption “is not available for transactions settling after 30 June 2026”. Settlement was the test, not the contract date, so a contract signed in May 2026 that settled in July missed out.

Nothing replaced it on 1 July 2026, and the older scheme did not come back. That earlier 50% concession — the one still quoted on a lot of blogs, capped at $600,000 — applied to settlements between 7 February 2018 and 17 February 2024 only, and its cap was $400,000, then $500,000, then $600,000 depending on when you settled. Both tiers are closed.

So a first home buyer settling on an established Tasmanian home in 2026–27 pays exactly what everybody else pays: $18,248 on a $500,000 place, $26,748 on a $700,000 one. If you are choosing between an established house and a new build, that gap is now the single biggest number in the decision — because the grant went the other way.

What the scale costs at each price

The First Home Owner Grant is still there — at $20,000, and only for new homes

The grant is a separate payment from duty, and it survived the change at a lower amount. Per the SRO First Home Owner Grant eligibility page, transactions commencing between 1 July 2026 and 30 June 2027 attract $20,000, down from $30,000 in 2025–26. The amount is reset in each Budget — it was $10,000 in 2024–25 before the increase. There is no property value cap.

The condition is the property type. A grant home must be a new home — one that has not previously been occupied or sold as a place of residence — which covers building, buying off the plan, an owner-build, and kit homes. Buy an established house today and you get neither the duty exemption nor the grant. You also have to live there as your principal place of residence for a continuous six months, starting within 12 months of the transaction completing.

Concessions worth knowing about — and two that have closed

Duty is not always payable in full, and the SRO concessions and exemptions list is short enough to read in a minute. Still open in 2026–27:

• Personal relationship exemption — no duty when a principal place of residence is transferred between partners in a marriage, a significant relationship, or a caring relationship.
• Relationship breakdown exemption — no duty on a transfer of property following the breakdown of a relationship.
• Intergenerational rural transfer — the family farm exemption, covering transfers of primary production land to relatives or certain trusts.
• Corporate reconstruction and consolidation — for restructures within a group rather than genuine sales.

Two closed recently and are still being quoted as live:

• The off-the-plan apartment or unit concession — a 50% reduction on dutiable values of $750,000 or less — required an agreement for sale executed between 1 July 2024 and 30 June 2026 inclusive.
• The pensioner downsizing concession — also 50% — required the former Tasmanian home to be sold with settlement on or before 30 June 2025.

Foreign buyers: an extra 8% on top

A foreign person acquiring residential property in Tasmania pays the Foreign Investor Duty Surcharge on top of ordinary duty. Since 1 April 2020 the rate has been 8% of the dutiable value for residential property and 1.5% for primary production land, per the SRO rates of surcharge. On an $800,000 house that is a further $64,000 — turning a $31,185 bill into $95,185. The surcharge catches foreign individuals, foreign corporations and trustees of foreign trusts, and it applies to vacant land that meets the residential definition. The foreign buyer surcharge calculator has the comparison across every state.

When you actually pay it

Duty is payable within three months of the dutiable transaction — usually the settlement date — and it is the transferee, meaning the buyer, who owes it. In practice your conveyancer lodges the transaction through Tasmanian Revenue Online or settles it through electronic conveyancing, and the money moves at settlement rather than three months later. Miss the deadline and interest accrues daily under the Taxation Administration Act 1997, with penalty tax on top.

If the purchase is an investment rather than a home, duty is the one-off cost and land tax is the recurring one — the land tax calculator covers the Tasmanian thresholds, including the foreign owner surcharge that runs alongside them.

Sources

• SRO Tasmania — Rates of duty
• SRO Tasmania — First home buyers of established homes duty relief
• SRO Tasmania — Concessions and exemptions
• SRO Tasmania — First Home Owner Grant eligibility
• SRO Tasmania — Foreign investor duty surcharge rates
• SRO Tasmania — Property transfer duties (payment deadline)

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