Stamp Duty Calculator
Estimate property transfer duty from the purchase value, location and buyer details. Add your other costs and loan funds to see how much cash remains to be paid.
Purchase details
Contract date for most purchases. For Tasmania, enter the settlement date. Covers July 2026 to June 2027, plus January to June 2026 for Tasmania.
Include GST where payable. Enter the whole property purchase price.
Duty uses the greater of this value and the purchase price.
First-home relief requires eligible buyers and partners, qualifying citizenship or residency and occupation for 12 months. Shared-equity arrangements are outside this estimate.
Read the concession conditions
Residential capability and zoning can override commercial use. Read the SA classification rules.
Settlement funds
Other costs can include legal fees, registration and settlement adjustments. Enter the loan amount available for the purchase after lender deductions.
Results
Estimated duty including surcharge
$32,437.00
Transfer duty plus foreign purchaser surchargeProperty price plus duty
$882,437.00
Before other acquisition costsRemaining cash required
$120,437.00
After entered loan funds and deposit already paidConcession or exemption applied: None.
Purchase funds breakdown
The deposit is part of the purchase price. It is deducted once from the remaining cash required.
| Item | Amount |
|---|---|
| Dutiable value | $850,000.00 |
| Duty before concessions | $32,437.00 |
| Duty saving | $0.00 |
| Transfer duty after concessions | $32,437.00 |
| Foreign purchaser surcharge | $0.00 |
| Total acquisition cost | $885,437.00 |
| Excess entered funding | $0.00 |
This estimate covers a whole-interest purchase of one property. It excludes mixed-use land, rural land, shared equity and off-the-plan concessions. NSW premium-duty estimates assume residential land of no more than two hectares.
Concessions use your confirmation of the applicable conditions. The estimate is not an eligibility decision, revenue assessment or loan approval. Pensioner and other special relief require a separate assessment.
Money is shown to cents. Grants, lender fees and registration charges are included only if you enter them in your funds or costs. PDF export opens your browser's print dialog.
Property Duty by State and Territory
Property transfer duty is a purchase cost set by each state or territory. The calculator covers New South Wales, Queensland, Victoria, Western Australia, South Australia, Tasmania, the ACT and the Northern Territory.
Enter both the purchase price and the unencumbered value. The higher amount sets the dutiable value for this estimate. A discount from a related seller does not necessarily reduce duty.
The transaction date selects the applicable rules. This tool covers contracts from 1 July 2026 to 30 June 2027. Tasmania also accepts settlements from 1 January 2026 so you can compare its former first-home exemption with later purchases.
Most jurisdictions use marginal bands. Victoria and the ACT have bands that apply a rate to the whole value. The Northern Territory uses a quadratic formula up to $525,000, then whole-value percentage rates. Crossing one of those thresholds can change more than the duty on the next dollar.
First-Home and Other Concessions
First-home status alone does not establish eligibility. Buyer and partner ownership history, citizenship or residency and occupation requirements can change the result. Select that all conditions are met only for the concession you qualify for.
The calculator applies the selected jurisdiction's value limits and distinguishes established homes from new homes and vacant residential land. Eligible Queensland new homes and land have full first-home relief. Existing homes use a stepped deduction, so a small price change can cross a concession boundary.
In Western Australia, qualifying homes up to $600,000 and land up to $450,000 have no duty under the first home owner rate. Higher values use the applicable first-home rate up to its limit. RevenueWA's pre-approval rules affect whether you pay duty at settlement and claim a refund later.
The ACT Home Buyer Concession Scheme can apply to a previous owner who meets its prior-property test. Use the ACT-specific question and confirm the scheme's other conditions. Income and property-value caps do not apply to eligible transactions in this calculator's ACT period.
Tasmania's established-home first-buyer exemption ends at the settlement boundary shown in the tool. A later first-home purchase receives the ordinary rate. The Northern Territory's qualifying house and land package exemption has its own selector and does not depend on first-home status.
Foreign purchaser duty is added to the share you enter as subject to surcharge. A first-home exemption does not automatically remove that surcharge. Special exemptions, shared-equity purchases and pensioner relief need their own assessment.
House, Land and Commercial Purchases
A completed home includes both the building and land in its purchase value. For a separate vacant-land purchase, enter the land price and value. This calculator does not deduct future construction costs from an off-the-plan contract.
Commercial purchases do not receive residential first-home concessions. In South Australia, select qualifying land only after its classification is established. Residential capability or permitted residential development can make land dutiable despite a commercial label.
RevenueSA's land classification rules explain the residential-capability test, zoning and prescribed exclusions. A vacant-land development exemption requires the Commissioner's approval and is outside this estimate.
Victorian commercial purchases require the property's commercial and industrial property tax transition history and any regional concession. The tool directs these purchases to a separate assessment instead of applying a residential result.
The ACT commercial schedule has no duty at values up to $2.1 million for the selected period. Above that threshold, 5% applies to the whole value. The ACT commercial schedule also defines which mixed-use properties receive commercial treatment.
From Duty to Settlement Funds
For a hypothetical $850,000 NSW investment home with the same market value, duty is $32,437. The calculation is $11,602 plus 4.5% of the $463,000 above the $387,000 band boundary.
The price plus duty is $882,437. Add $3,000 of entered acquisition costs and the total is $885,437. After $680,000 of loan funds and an $85,000 deposit already paid, the remaining cash requirement is $120,437.
The deposit is part of the purchase price, so subtract it once. Enter registration, legal fees and settlement adjustments as other costs. The calculator does not automatically add these charges or assess lender eligibility.
Compare the remaining cash requirement with funds available before settlement. If your entered funding exceeds the total cost, the table shows the excess separately. Export the estimate with its inputs for the purchase budget.