Useful next calculations
When to use this calculator
- Before buying, renting, refinancing or reviewing a property investment.
- When you want to compare cash flow, tax, yield or ownership costs.
- When you need a fast estimate before speaking to an agent, lender or adviser.
- When you want to see how a rate or price change moves the result.
A worked example
These are the example figures the calculator opens with.
| Input | Value |
|---|---|
| Property Purchase Price (A$) | A$600,000 |
| State / Territory | New South Wales (NSW) |
| Buyer Type | Standard purchaser |
| Property Use | Principal place of residence |
For those figures the calculator returns:
- Total duty: A$21,187.00
- Ordinary duty: A$21,187.00
- First-home discount: A$0.00
- Foreign surcharge: A$0.00
- Duty plus quoted costs: A$21,187.00
- Scope: Residential individual purchase; eligibility and contract date must be confirmed
Method & assumptions
Estimates individual residential purchases using reviewed 2026–27 NSW, VIC, QLD, WA and SA schedules. NSW includes premium duty for a wholly residential home above $3,870,000; mixed use, large parcels, trusts, companies, joint/partial foreign ownership and aggregation need an official assessment. WA and SA marginal $100 amounts round up where a part-$100 is chargeable. NSW uses proportional schedule amounts.
Select eligible first-home buyer only after confirming residence, ownership history, occupancy and contract-date conditions with the state revenue office. NSW home relief is full to $800,000 and tapered below $1 million; land $350,000/$450,000. VIC eligible homes and land intended for a first home $600,000/$750,000. QLD existing-home relief tapers in $10,000 steps below $800,000; eligible new homes and vacant land are exempt for contracts from 1 May 2025, with revised eligibility from 1 August 2026. WA contracts from 7 May 2026: homes $600,000/$800,000 and land $450,000/$550,000. SA eligible new homes/land contracts from 13 February 2025 have full relief, not existing homes.
ACT shows zero only when the Home Buyer Concession Scheme conditions are confirmed for a contract from 1 July 2026; other ACT purchases need an official quote. Foreign residential surcharges model 100% foreign ownership: NSW 9%, VIC/QLD 8%, WA/SA 7%. Other costs are your quoted input, not a made-up percentage of the price. Verify with Revenue NSW, SRO Victoria, QRO, WA Treasury, RevenueSA or ACT Revenue before exchange.
Sources: Official reference 1, Official reference 2, Official reference 3, Official reference 4, Official reference 5, Official reference 6. Reviewed 1 October 2026.
Common mistakes
- Using an assumption that is not supported by a current local quote, bill, statement or official source.
- Treating a generic estimate as a lender, provider, payroll or tax authority decision.
- Mixing monthly and annual inputs without converting them consistently.
- Testing only one scenario instead of checking how a cautious assumption changes the result.
What to do next
- Run a second scenario with a cautious assumption so you can see the downside clearly.
- Compare the result with the related calculators below before making a decision.
- Check current local rules, eligibility and provider terms before applying or committing money.
- Keep a record of the assumptions so you can update the estimate when a quote, bill or pay figure changes.
Australian transfer duty, state by state
Guidance reviewed 1 October 2026Transfer duty (still commonly called stamp duty) is a state and territory tax, and each revenue office publishes its own schedule, concessions and surcharges. This calculator models the general residential schedules for NSW, Victoria, Queensland, Western Australia and South Australia, plus verified first-home relief and state-specific foreign surcharges. ACT ordinary duty requires an official quote; its verified Home Buyer Concession Scheme exemption is included.
The terminology varies by jurisdiction — NSW and Queensland call it transfer duty, Victoria calls it land transfer duty, and the ACT calls it duty — but the mechanics are similar: a marginal schedule applied to the property price, with concessions layered on top.
Worked example (illustrative figures only)
- Inputs:
- NSW · purchase price A$850,000 · standard buyer · home (not investment)
- Estimate:
- Duty ≈ A$32,437 (about 3.9% of the price)
- What it means:
- The same property bought by an eligible first-home buyer would receive partial relief at this price; homes up to A$800,000 are fully exempt. Real first-home schemes also carry eligibility conditions such as residency and, in some states, new-build rules.
- What is excluded:
- Mortgage registration and transfer fees, legal and conveyancing costs, and any off-the-plan or pensioner concessions are not modelled.
Example values only. This is not financial advice.
Assumptions
- Reviewed 2026–27 residential schedules; the price is dutiable value for a straightforward individual transaction.
- Select eligible first-home buyer only after confirming contract date, property type, citizenship/residency, ownership history and occupation conditions.
- Full eligible first-home relief for homes: NSW A$800,000, VIC A$600,000, WA A$600,000; QLD existing homes below A$710,000 and partial relief below A$800,000. QLD/SA eligible new homes have no price cap under the modelled current contract rules.
- Foreign ownership is assumed 100%: NSW 9%, VIC/QLD 8%, WA/SA 7%.
- Duty plus quoted costs adds only the other purchase costs you enter; the deposit is separate.
Not included
- Tasmania and the Northern Territory are not modelled. Trusts, companies, mixed-use property, aggregation, large NSW parcels and partial foreign ownership need official assessment.
- ACT ordinary duty is not modelled: use ACT Revenue for a quote unless the Home Buyer Concession Scheme conditions are confirmed.
- Pensioner, off-the-plan, Seniors Card and similar concessions are not modelled.
Reading the result
- Effective duty rises steeply with price in every modelled state, because the top marginal rates (4.5–7%) sit above mid-range price points.
- First-home buyers should confirm eligibility and current caps with the state revenue office — caps and schemes change with state budgets.
- Duty is generally payable around settlement; exact deadlines and payment rules come from the relevant revenue office, not this page.
Sources
- Revenue NSW — Transfer duty
- State Revenue Office Victoria — Land transfer duty
- Queensland Revenue Office — Transfer duty
- WA Department of Finance — Transfer duty
- RevenueSA — Stamp duty on property transfers
- ACT Revenue Office — Duty
- State Revenue Office Tasmania — Duty
- NT Government — Stamp duty on property