Calculator · Stamp duty Stamp duty calculator, all states
Duty, first home concessions, foreign buyer surcharges and grants for every state and territory, on rules checked 14 October 2026. It starts with an $850,000 first home in NSW.
Duty to pay
$9,797
First Home Buyers Assistance Scheme: concession
- General rate
- $32,437
- Concession saving
- $22,640
- Foreign buyer surcharge
- $0
- Total duty
- $9,797
- Grant
- None
- The grant is for new homes only.
- You and your spouse or partner have never owned residential property in Australia.
- One buyer moves in within 12 months of settlement and lives there for 12 continuous months.
Illustrative estimate on rules checked 14 October 2026. Not a quote. Your conveyancer confirms the final amount.
First home buyers at a glance
Where first home buyers pay less or nothing. Duty is worked out on the price or the market value, whichever is higher.
| State | Established home | New home or off the plan | First home grant (new homes) |
|---|---|---|---|
| NSW | No duty to $800k, concession to $1m | Same as established | $10,000: new to $600k, build to $750k |
| VIC | No duty to $600k, concession to $750k | Same, plus an off-the-plan concession | $10,000: new home to $750k |
| QLD | No duty to $700k, phases out by $800k | No duty, no cap | $30,000: new home under $750k |
| WA | No duty to $600k, concession to $800k | Same as established | $10,000: new to $800k (Perth and south) |
| SA | No relief | No duty, no cap | $15,000: no cap |
| TAS | No relief (exemption ended 30 June 2026) | No relief | $20,000: contracts to 30 June 2027 |
| ACT | No duty, no cap (Home Buyer Concession Scheme) | No duty, no cap | None since 2019 |
| NT | No relief | House-and-land from a builder: no duty | $50,000 HomeGrown: contracts to 30 Sep 2027 |
Rules checked 14 October 2026 against each state revenue office. Each state has its own test for who counts as a first home buyer: NSW, for example, requires that neither you nor your partner has owned residential property in Australia.
How is stamp duty worked out in NSW?
On a sliding scale of the price, with 2026–27 thresholds indexed from 1 July. First home buyers pay no duty on an established home up to $800,000, and a reduced amount up to $1 million under the First Home Buyers Assistance Scheme. From $1 million, they pay the full rate: $39,187 at $1 million.
Foreign buyers pay a 9% surcharge on top. The NSW First Home Owner Grant (New Homes) of $10,000 applies to new homes only.
Why it matters for your deposit
Stamp duty is cash on the day, on top of the deposit. In South Australia, a first home buyer buying a $500,000 established home pays $21,330, almost as much as a 5% deposit. That’s why your real number includes both.
See it with your deposit and costs in the deposit gap calculator.
FAQ Questions clients ask
How is stamp duty calculated?
Each state charges transfer duty on a sliding scale based on the price or the market value, whichever is higher. First home buyers can pay less or nothing below each state’s threshold, and foreign buyers pay a surcharge in most states.
Do first home buyers pay stamp duty?
It depends on the state and the price. In NSW, first home buyers pay no duty on a home up to $800,000; in Victoria, up to $600,000; in Queensland, up to $700,000 on an established home. South Australia and Tasmania give no relief on established homes.
Do I pay stamp duty if I’ve owned a home before?
Usually the general rate. Most first home concessions are only for people who have never owned. Some states have concessions for any owner-occupier: Queensland’s home concession rate and Victoria’s principal place of residence rate, for example.
How much is the foreign buyer surcharge?
It’s 9% in NSW, 8% in Victoria, Queensland and Tasmania, and 7% in WA and SA, on top of normal duty. The ACT and NT have no duty surcharge, though the ACT charges foreign owners a land tax surcharge.
When do I pay stamp duty?
Usually at or before settlement, and your conveyancer arranges it. Some states let owner-occupiers buying off the plan defer it, so check the timing for your state.
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