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Stamp duty calculator

One calculator for all eight Australian states and territories. Enter your purchase price, choose your state and your buyer type, and get an instant estimate that shows exactly which rate band was applied, so you can see the working behind the number rather than just the total.

Every figure comes from that state's own revenue office, not a single national schedule: the ACT Revenue Office for the ACT, Revenue NSW, the State Revenue Office in Victoria, the Queensland Revenue Office, RevenueSA, RevenueWA, the State Revenue Office in Tasmania, and the Territory Revenue Office in the NT. Choose your state below to see the rate band it currently applies and the official source to check it against.

Estimate your stamp duty

State or territory

Purchase price

Buyer type

Estimate only, not a formal assessment. For a binding figure, use the calculator on the relevant state revenue office site, linked in "How this was calculated" above and in Sources below.

How this calculator works

Select a state, enter your purchase price, and choose your buyer type. The calculator applies that state's current duty schedule to your price and, where relevant, layers on the first home buyer exemption or concession for that state. Clicking "Estimate duty" also opens the "How this was calculated" panel above, which names the exact rate band your price falls into on the standard (non-concession) schedule, the schedule's effective date, when it was last verified against the official source, and a link to that source.

This replaces eight separate single-state calculator pages this site previously ran side by side. Splitting the same tool across eight thin URLs meant every one of them competed for the same "stamp duty calculator" search term without ever ranking for it: together they held a single click across three months. One page that covers every state, with the state itself as an input rather than the URL, is a better fit for how people actually search and a better reflection of the underlying tool, which already computed every state from the same shared engine.

Buyer types explained

Standard buyer: you are not a first home buyer and, in the handful of states that price owner-occupiers separately, you are not moving in either. This is the rate shown in the "How this was calculated" band.
Owner-occupier: shown only for the states that charge a genuinely different rate to someone who will live in the home, whether or not they are a first home buyer. Where a state makes no such distinction, this option does not appear, because offering it would imply a saving that does not exist.
First home buyer (established home): you have never owned residential property in Australia and intend to live in the home you are buying. Whether this reduces your duty, and by how much, depends entirely on the state; see below.
First home buyer (vacant land): you are buying land to build your first home on. Several states treat vacant land more generously than an established home, with a separate, usually lower, threshold.

First home buyer concessions: check before you rely on them

First home buyer relief is the single most commonly wrong figure on stamp duty calculators, because it is not one rule: some states give a full exemption up to a price cap and taper it out to a higher cap; some restrict relief to new homes, off-the-plan apartments or vacant land and give nothing for an established home; and some give no duty concession at all and instead deliver support as a cash grant. These thresholds also move at state budgets, sometimes with immediate effect and sometimes with a commencement date announced well in advance of actually taking effect.

Rather than guess at a rule this page cannot verify, the calculator either applies the state's real concession, exactly as published by that state's revenue office, or offers no first home buyer saving at all for a state that gives none on an established home. When a state's grant or exemption changes after this schedule's verified date shown in the working panel, treat the figure as out of date and check directly with the revenue office linked there.

Full guides and rate tables by state

For the complete rate table, first home buyer eligibility conditions, and a worked example for a single state, see that state's own guide:

For every state compared side by side at one price point, see stamp duty by state.

Common questions

Is stamp duty the same thing as transfer duty or conveyance duty?

Yes. Every state and territory taxes the transfer of property, but each names the tax differently: transfer duty in NSW, Queensland and WA, land transfer duty in Victoria, conveyance duty in the ACT, and stamp duty in South Australia, Tasmania and the NT. This calculator uses whichever name the selected state uses officially.

Why does the calculator ask for my buyer type?

Several states charge a different rate, or apply an exemption or concession, depending on whether you are a standard buyer, an owner-occupier, or a first home buyer. The same purchase price can produce a materially different duty bill depending on which of these applies to you.

Can I rely on this figure to budget for settlement?

Use it as a planning estimate only. Duty schedules and first home buyer thresholds change at state budgets, sometimes with immediate effect, and your conveyancer or the state revenue office calculator will give you the figure actually assessed. This page shows the schedule's effective and verified dates and links directly to the relevant revenue office so you can cross-check.

What if my state is not showing a first home buyer discount option?

Some states give first home buyers no concession on an established home at all, or restrict relief to new homes and vacant land, or deliver support as a cash grant instead of a duty saving. The calculator reflects each state's actual rule rather than assuming every state offers the same relief.

Talk to a qualified conveyancer or solicitor in your state

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