All 8 states and territories Checked 14 October 2026
Stamp Duty Calculator — Australia
Transfer duty on a property purchase, state by state, from each revenue office's own rate table. Pick your jurisdiction — the rate you pay depends on where the property is, not where you live.
Pick a state
NSW
Stamp duty NSW
$1.25 per $100, topped at 5.5%
VIC
Stamp duty VIC
1.4% to 6.5%, or a lower PPR table
QLD
Stamp duty QLD
$1.50 per $100, topped at 5.75%
WA
Stamp duty WA
$1.90 per $100, topped at 5.15%
SA
Stamp duty SA
$1 per $100, topped at 5.5%
TAS
Stamp duty TAS
$50 minimum, topped at 4.5%
ACT
Stamp duty ACT
1.2% rising to 6.4%, then a flat 4.54% over $1,455,000
NT
Stamp duty NT
A formula below $525,000, then a flat 4.95%
What $800,000 costs in each state
The same purchase price, the standard rate in each jurisdiction. First home buyer concessions and home concessions are not applied — they would change several of these rows, which is exactly why they are worth checking before you assume the duty.
| Jurisdiction | Headline rate | Duty on $800,000 |
|---|---|---|
| New South Wales | $1.25 per $100, topped at 5.5% | $30,187.00 |
| Victoria | 1.4% to 6.5%, or a lower PPR table | $43,070.00 |
| Queensland | $1.50 per $100, topped at 5.75% | $29,025.00 |
| Western Australia | $1.90 per $100, topped at 5.15% | $32,315.50 |
| South Australia | $1 per $100, topped at 5.5% | $37,830.00 |
| Tasmania | $50 minimum, topped at 4.5% | $31,185.00 |
| Australian Capital Territory | 1.2% rising to 6.4%, then a flat 4.54% over $1,455,000 | $25,150.00 |
| Northern Territory | A formula below $525,000, then a flat 4.95% | $39,600.00 |
How transfer duty works
- The state where the property is sets the rate, the bands and the concessions. Buying in Queensland while living in Sydney means Queensland duty.
- It is marginal. Every state uses bands: a base amount for reaching the band, plus a rate on the value above its floor. The calculator on each state page shows the bands explicitly.
- The dutiable value is not always the price. Most states charge on the greater of the price and the market value, so a bargain purchase below market value does not reduce the duty.
- Concessions do the heavy lifting. First home buyers, off-the-plan purchases, and (in several states) a home you will live in, are where the real savings are — far more than shopping around for a cheaper conveyancer.
- It is paid at settlement, usually by your conveyancer, and it is not deductible for an investment property — it forms part of the cost base instead.
Frequently asked questions
How much is stamp duty in Australia?
There is no national rate — every state and territory sets its own, and they are all different. On an $800,000 property the duty ranges from $25,150.00 to $43,070.00 across all eight jurisdictions on this site, which is why the state you buy in matters more than anything else at that price.
Why is it called stamp duty when the official pages say transfer duty?
Because the tax used to be paid by physically stamping the contract. Victoria, South Australia and Tasmania still say land transfer (stamp) duty; the other states say transfer duty. Same tax.
Is stamp duty charged on the whole price?
No — it is marginal, like income tax. Each band is charged on the part of the value inside it, which is why the "rate" is never simply the rate you pay on the whole purchase. The calculator on each state page shows the bands.
Whose rates do you use?
The revenue office's own published table, linked on every page, with the date we read it. All eight are now here: the Northern Territory's figures come from its Territory Revenue Office Ready Reckoner, and the ACT's from the disallowable instrument that actually sets its rate, both linked on those pages.
Which jurisdiction charges the most, and which the least?
On an $800,000 purchase, on the standard rate, the cheapest is ACT at $25,150.00 and the dearest is VIC at $43,070.00 — a difference of $17,920.00 on the same house. Which one is which changes with the price, because the tables have different bands, so use the calculator rather than a rule of thumb.
Do first home buyers really pay nothing?
In some states, on some purchases — for example NSW waives duty entirely on a first home up to $800,000. The rules differ per state, they are tested on the value and on whether you will live there, and they change more often than the rate tables. Each state page links to the current rule.
Rate tables from each jurisdiction's revenue office (Revenue NSW, State Revenue Office Victoria, Queensland Revenue Office, Department of Treasury and Finance (WA), RevenueSA, State Revenue Office Tasmania, ACT Revenue Office, NT Territory Revenue Office), checked 14 October 2026. General information only — not financial or legal advice.