Stamp Duty in Australia 2026–27: How It’s Calculated

Stamp duty (also called transfer duty) is a state or territory tax charged when property changes hands, and it's often the biggest upfront cost of buying after your deposit. What you pay depends on the price (dutiable value), the state or territory, and whether you qualify for a concession (such as first home buyer relief) or pay a surcharge (such as foreign purchaser duty).

Quick action: Calculate stamp duty and government fees now

How much is stamp duty? 2026–27 examples by state

Duty on an established home you'll live in, calculated with the MoneyWiseCalc stamp duty engine (version 1.2.0, rules verified against each revenue office on 30 September 2026):

State / territory	$600,000 home	$800,000 home	First home buyer, $600,000 established home
NSW	$21,187	$30,187	$0
VIC	$31,070	$43,070	$0
QLD	$12,850	$21,850	$0
WA	$22,515	$32,316	$0
SA	$26,830	$37,830	$26,830 (relief is for new homes only)
TAS	$22,498	$31,185	$22,498 (no first home buyer relief from 1 July 2026)
ACT	$12,728	$22,158	$0 (if eligible for the Home Buyer Concession Scheme)
NT	$29,700	$39,600	$29,700 (no first home buyer duty concession)

QLD figures use the home concession rate for owner-occupiers. First home buyer results assume the buyer meets every eligibility rule. Duty excludes transfer and mortgage registration fees — see total government costs. For every state at more price points, see the Stamp Duty Index 2026–27.

How stamp duty is calculated (why it’s not a flat %)

Most states use progressive bands: the first part of the price is taxed at one rate, the next part at a higher rate, and so on. That's why duty is rarely "just 5% of the price" — and why a small price change can cross into a higher band.

Dutiable value: what number is used?

For a standard purchase, duty is usually charged on the contract price. Some transfers (for example between related parties) are assessed on market value instead. Several states also charge duty "per $100 or part", which rounds the taxable amount up.

First home buyer stamp duty (exemptions and concessions)

Most states offer first home buyer exemptions or concessions, but the rules differ a lot: value thresholds, new versus established homes, vacant land, living in the home, and residency requirements. Some states have no first home buyer duty relief at all.

First home buyer stamp duty by state — every state's rules and examples
To estimate yours: choose your state and property type in the calculator, tick First home buyer, then confirm eligibility with your conveyancer or the state revenue office.

Foreign buyer stamp duty (surcharges)

Several states charge an extra foreign purchaser surcharge on top of standard duty. Surcharges vary by state and can materially change the total. If you might be classified as a foreign purchaser, use the Foreign buyer option in the calculator and confirm the definition and documents your state requires.

When do you pay stamp duty?

Usually at or shortly after settlement, and your conveyancer or solicitor arranges payment to the revenue office. Deadlines differ by state — in NSW, for example, duty is generally due within 3 months of the contract or transfer.

Stamp duty vs government fees (your “total government costs”)

Many buyers budget for duty and then find more government charges at settlement:

transfer registration fee — to register the change of title
mortgage registration fee — if you're borrowing

The MoneyWiseCalc stamp duty calculator shows stamp duty, government fees and total government costs together, using 2026–27 fees verified with each land titles office. See stamp duty fees vs total government costs for every state's fee rules.

How to reduce stamp duty (legitimate ways)

Depending on your state and situation, duty may be lower through:

first home buyer exemptions or concessions
eligible property types (for example new homes, vacant land or off-the-plan concessions in some states)
pensioner or other concession schemes in certain states
correct classification of the property and transaction

Be wary of "stamp duty hacks" online — duty is set by legislation, and penalties for incorrect treatment can be severe.

Stamp duty guides

Stamp Duty Index 2026–27 — every state compared after the 1 July 2026 changes, for owner-occupiers and first home buyers
First Home Buyer Stamp Duty — exemptions and concessions by state
Stamp Duty Fees vs Total Government Costs — duty plus registration fees

By state and territory

Can I Buy This Home? — deposit, duty, fees and LMI in one cash-needed estimate, checked against your borrowing
Home Loan Repayment Calculator — includes duty and fees in your upfront costs
Borrowing Power Calculator — estimates the price you could afford after duty and fees

Frequently asked questions

How much stamp duty will I pay?

It depends on the price, your state or territory, and any concession or surcharge that applies. On a $600,000 established home you'll live in, 2026–27 duty ranges from $12,728 (ACT) to $31,070 (VIC) before any first home buyer relief. Use the calculator for your figures and confirm the final amount with your conveyancer.

What are stamp duty rates in Australia?

There is no national rate. Each state and territory sets its own progressive bands, concessions and surcharges, and most review them every 1 July.

Is stamp duty included in my deposit?

Usually not. Your deposit and stamp duty are separate amounts, and lenders generally expect you to fund duty and fees from your own savings in addition to the deposit.

Important: General information only. Results are estimates and can differ with eligibility, property classification, exemptions, concessions and transaction details. Confirm with your conveyancer and your state or territory revenue office.

Stamp Duty in Australia: How It Works and What You’ll Pay