Enter the price and state. We compute the transfer duty using the current (2025–26) slab tables for owner-occupier (PPOR) and investor rates. Same engine our Tier 3 reports use to compute Day-1 capital.
First-home buyer concessions usually apply to both existing and new. Off-the-plan concessions (NSW/VIC) reduce duty on the dutiable value at contract — modelled here as a 25% discount.
Foreign buyer surcharge: NSW 9%, VIC 8%, QLD 8%, WA 7%, SA 7%, TAS 8%. ACT/NT: no separate surcharge (different regimes).
Heads up: Estimates use 2025–26 slab tables + the standard FHB concession thresholds. Pensioner concessions, off-the-plan construction-stage discounts, and rare exemptions (deceased estate, family transfer, etc.) aren't modelled. Your conveyancer will give you the final number at settlement.
| State / Territory | PPOR | Investor | % of price |
|---|
First-home concessions can wipe out duty entirely up to varying thresholds per state. Off-the-plan concessions (NSW, VIC) reduce duty on dutiable value rather than full purchase price. Pensioner concessions and foreign-buyer surcharges aren't modelled. Confirm with your conveyancer for the final settlement figure.
Most states give owner-occupiers a small concession in the lower price brackets. In WA the gap is ~5%, in VIC it widens above $130K, in ACT it's ~10%. NSW, SA and TAS apply the same rate to both — no PPOR concession at the standard slab level (only at the first-home buyer level).
Stamp duty (also called transfer duty or land transfer duty) is a state-imposed tax on the transfer of property ownership. It's a one-off charge paid at settlement, on top of the purchase price — and it's the single largest cost outside of the deposit itself.
For a $1,000,000 property, stamp duty ranges from roughly $24,000 (ACT, PPOR) to $55,000+ (NSW, investor). That's why getting the number right early matters — it changes your Day-1 cash requirement by tens of thousands.
Every state uses a progressive slab structure — you don't pay one flat rate on the whole price. The lower portion of your purchase falls into lower brackets, with marginal rates rising as the price climbs. Most states have 5 to 7 brackets.
Your conveyancer or solicitor will calculate the exact stamp duty at settlement. For preliminary planning, use our calculator above. For first-home buyer eligibility and concession details, check your state's revenue office directly:
| State / Territory | Revenue office |
|---|---|
| New South Wales | revenue.nsw.gov.au |
| Victoria | sro.vic.gov.au |
| Queensland | qro.qld.gov.au |
| Western Australia | wa.gov.au/finance |
| South Australia | revenuesa.sa.gov.au |
| Tasmania | sro.tas.gov.au |
| Australian Capital Territory | revenue.act.gov.au |
| Northern Territory | nt.gov.au |