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Australian Stamp Duty Calculator 2025-26

Calculate stamp duty (transfer duty) for all Australian states and territories. Compare rates, see bracket breakdowns, and check first home buyer concessions.

Property Details

$
$50K $5M
Foreign Purchaser
Adds surcharge for non-resident buyers (NSW 9%, VIC 8%, QLD 8%, SA 7%, WA 7%; nil in TAS/ACT/NT)
Stamp Duty
$0
NSW · Individual Investor
Effective Rate
0%
State
NSW

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This calculator provides estimates for general informational purposes only. Stamp duty calculations are based on standard rates for the 2025-26 financial year and may vary based on individual circumstances, exemptions, foreign buyer surcharges, and current legislation. First home buyer concessions have eligibility criteria including residency requirements, property value caps, and prior ownership history. Always confirm costs with your solicitor or conveyancer before proceeding. This is not financial or legal advice.

Stamp Duty
$0

How Is Stamp Duty Calculated in Australia?

Stamp duty (also called transfer duty) is a state government tax paid when you purchase property. Each Australian state and territory sets its own rates using a progressive bracket system, similar to income tax. The property purchase price falls into a series of brackets, and the duty rate increases at each threshold.

For example, if you buy a $600,000 property in NSW, the first $17,000 is taxed at 1.25%, the next $20,000 at 1.5%, and so on through five brackets. The total stamp duty is the sum of each bracket's contribution. This is why the effective rate (total duty divided by purchase price) is always lower than the top marginal rate.

The Northern Territory uses a unique formula-based calculation for properties under $525,000, rather than fixed brackets. All other states use tiered bracket systems with between five and nine thresholds.

Stamp Duty Rates by State 2025-26

Stamp duty rates vary significantly across Australia. Here is a summary of each state's approach for the current financial year:

  • NSW - Six brackets from 1.25% to 5.5%. A $600,000 property costs $21,412 in stamp duty. Premium rate of 5.5% applies above $1.24 million.
  • VIC - Five brackets. Victoria is generally the most expensive state for stamp duty, with a 6% rate applying from $130,000 to $960,000. A $600,000 property costs $31,070.
  • QLD - Five brackets from 1.5% to 5.75%. Queensland is among the cheapest states for stamp duty on typical investment properties. A $600,000 property costs $20,025.
  • SA - Nine brackets from 1% to 5.5%. South Australia has the most granular bracket system. A $600,000 property costs $26,830.
  • WA - Five brackets from 1.9% to 5.15%. Western Australia sits in the middle of the pack. A $600,000 property costs $22,515.
  • TAS - Seven brackets from a $50 minimum to 4.5%. Tasmania offers generous first home buyer exemptions. A $600,000 property costs $22,498.
  • ACT - Seven brackets from 1.2% to 6.4% (investor rates), with a flat 4.54% above $1,455,000. The ACT has the most generous first home buyer scheme, with full exemption up to $1,020,000. A $600,000 property costs $15,720 for an investor.
  • NT - Uses a quadratic formula for properties under $525,000, then flat rates of 4.95% to 5.95%. A $600,000 property costs $29,700.
First Home Buyer Stamp Duty Exemptions

Every state except SA (for established homes) offers some form of stamp duty concession for first home buyers. These concessions typically provide full exemption below a threshold, with a gradual taper above it:

  • NSW - Full exemption up to $800,000, tapering to $1,000,000
  • VIC - Full exemption up to $600,000, tapering to $750,000
  • QLD - Full exemption up to $700,000, tapering to $800,000
  • WA - Full exemption up to $500,000, tapering to $700,000
  • TAS - Full exemption up to $750,000 (expires 30 June 2026)
  • ACT - Full exemption up to $1,020,000 (income-tested)

Eligibility requirements vary by state but generally include being an Australian citizen or permanent resident, not having previously owned property in Australia, and intending to live in the property as your principal place of residence. Companies, trusts, and SMSFs are not eligible for first home buyer concessions.

Is Stamp Duty Tax Deductible for Investment Property?

Stamp duty is not tax deductible as an annual expense for investment properties. You cannot claim it as a deduction against your rental income. However, stamp duty is added to the cost base of your property for capital gains tax (CGT) purposes. This means when you eventually sell the investment property, the stamp duty you paid reduces your taxable capital gain, lowering your CGT liability.

For a detailed breakdown of how this works in practice, see our guide: Stamp Duty by State for Investment Property 2025-26.

Stamp Duty in Australia, State by State

Stamp duty is the largest upfront cost on most property purchases. Each state and territory sets its own brackets, concessions, and surcharges, with the result that the same $700,000 investment property carries roughly $24,500 in Queensland against $37,000 in Victoria, with the other states landing in between. The difference is real money and one of the reasons interstate investors choose markets carefully.

This calculator runs current 2025-26 brackets across all eight Australian jurisdictions, including First Home Owner concessions, foreign purchaser surcharges, and bracket-by-bracket breakdowns.

How Stamp Duty Is Calculated

Stamp duty uses progressive brackets, similar to income tax. Each band of the purchase price attracts a different rate, with higher bands paying higher rates. NSW progresses from around 1.25 percent on the first bracket up to 4.5 percent above $1.089M. Queensland, Victoria, WA, SA, Tasmania, ACT, and NT each apply their own brackets and concessions. The calculator runs the bracket math for each state automatically using current 2025-26 rates, so you see the exact figure rather than relying on rule-of-thumb estimates.

First Home Owner Concessions

Most states offer significant stamp duty concessions for first home buyers, with full or partial exemptions up to a certain price ceiling. NSW exempts up to $800,000, partial concession to $1M. Victoria exempts up to $600,000, partial to $750,000. Queensland up to $700,000. These apply only to owner-occupier purchases by Australian citizens or permanent residents. Investment property buyers don't qualify, even on their first investment.

Foreign Purchaser Surcharge

Most states add a foreign purchaser surcharge of 7 to 8 percent on top of standard stamp duty for non-residents and certain trust structures. On a $700,000 NSW investment property, that's an extra $56,000. Australian citizens and permanent residents are exempt. Trusts and companies need careful structuring to avoid being caught.

Why Stamp Duty Drives Market Selection

An investor buying a $700,000 property in Victoria pays roughly $12,500 more in stamp duty than buying the same property in Queensland. Across a five-property portfolio, those state-by-state differences can add up to tens of thousands of capital that could have funded another deposit. This is one reason most experienced portfolio builders look at the total ongoing cost (stamp duty plus land tax plus state-specific tenancy laws) when deciding where to buy. State arbitrage is a real edge for investors who think nationwide rather than locally.

Pair the stamp duty calculator with the total upfront cost calculator for the full settlement bill. For ongoing tax see the land tax calculator. Full toolset on the calculator hub.