Stamp Duty Calculator Australia 2026 - All States & Territories

Stamp Duty Rates by State - 2026 Summary

Verified against current revenue office material as at April 2026. * In the ACT, foreign owners may face a foreign ownership surcharge through land tax, not an upfront foreign-buyer stamp duty surcharge.

State-by-State Comparison - Duty on Common Property Values

Indicative figures for a standard residential purchase by an owner-occupier (not first home buyer). Based on 2026 published rate schedules. * ACT foreign ownership surcharge applies through land tax, not upfront duty. Confirm with your solicitor before relying on these amounts.

The Most Common Stamp Duty Mistake

The biggest mistake buyers make is assuming any calculator they find online is current. Stamp duty is not a national tax; it is eight different systems that can shift with state budgets, legislative amendments and concession rule changes. In the last cycle alone, NSW lifted surcharge purchaser duty to 9% from 1 January 2025, WA changed first-home thresholds from 21 March 2025, Queensland introduced full transfer duty relief for eligible first-home new homes and vacant land from 1 May 2025, and Tasmania added an 8% foreign buyer surcharge.

If you are relying on a calculator that was last updated in a previous financial year, the difference between what it tells you and what you actually owe can easily run into thousands of dollars. Always cross-check against the relevant state revenue office before making a financial commitment.

First Home Buyer Concessions - State by State

First home buyer relief is where calculators most often go wrong. NSW and Victoria still use relatively clean exemption/concession thresholds. Queensland is now more generous for eligible buyers of new homes and vacant land, with full relief available from 1 May 2025 and no value cap on the residential component, while its existing-home concession still works differently. South Australia's relief is strong, but it is aimed at eligible new homes and vacant land, not ordinary established dwellings. Western Australia expanded its thresholds from 21 March 2025 and now distinguishes between metro/Peel and regional areas. Tasmania's established-home exemption expires 30 June 2026 unless extended. ACT's Home Buyer Concession provides full exemption for properties up to $1.02 million. The Northern Territory does not currently offer a general stamp duty concession but has a separate house-and-land package exemption running to 30 June 2027.

Thresholds current as of 2026. Conditions apply including residency requirements, property-type restrictions, and settlement deadlines. The First Home Owner Grant (FHOG) is a separate benefit not shown in this calculator.

Foreign Purchaser Surcharge

For foreign buyers, the surcharge is often the number that blows up the budget. On a $1 million NSW purchase, current standard transfer duty is about $39,735; add the 9% surcharge purchaser duty and the total becomes about $129,735. In Victoria it is an extra 8%; in Queensland 8%; in WA and SA 7%; and in Tasmania 8%.

ACT and NT are the outliers: ACT's foreign-owner surcharge sits in land tax rather than upfront duty, while NT materials do not currently list a foreign-purchaser stamp-duty surcharge. If you are buying as a non-citizen or non-permanent-resident, always confirm your status with the relevant revenue office - the definition of “foreign person” varies by jurisdiction and can include entities with foreign ownership interests.

* ACT's foreign ownership surcharge applies through land tax, not as an upfront stamp-duty surcharge. Surcharge amounts shown are the surcharge component only, before standard duty.