About this calculator
Australia levies stamp duty on nearly every property purchase, set by the states and territories — so the same $800,000 home attracts very different duty in Sydney, Melbourne, Brisbane, Perth, Adelaide, Hobart, Canberra and Darwin. It is calculated on a sliding scale (the NT uses a formula instead): each rate applies to the slice of the price in its band, and the total routinely lands between 3% and 5.5% of the price.
First-home buyer concessions are where the real money is — and where the map has been redrawn lately. NSW exempts first-home buyers completely up to $800,000 and phases the concession out to $1 million; Victoria exempts up to $600,000; Queensland exempts established homes up to $700,000 and new builds at any price; WA exempts up to $600,000 on a phase-in scale; South Australia abolished duty for first-home buyers of new homes at any price from June 2024; and the ACT has charged eligible home buyers nothing at all since July 2026. At the other end, Tasmania’s first-home exemption expired on 30 June 2026 and the NT offers no duty concession — first-home buyers there pay the full amount. This calculator shows your duty next to what a standard buyer pays, so the value of the concession is explicit.
How to use it
- Pick the state or territory the property is in.
- Enter the price, and tick first-home buyer (plus new build where it matters — Queensland and South Australia) if they apply.
- Compare your duty with the standard buyer’s — the difference is your concession saving.
The formula
Each jurisdiction publishes its own schedule (Revenue NSW, SRO Victoria, Queensland Revenue Office, RevenueWA, RevenueSA, SRO Tasmania, ACT Revenue Office, Territory Revenue Office). Concessions either exempt duty below a threshold, phase it in across a range, abolish it for a property type (new homes in QLD and SA), or — in the ACT since July 2026 — remove it entirely for eligible home buyers.
Worked example
An $800,000 home bought by a standard buyer: duty is $30,187 in NSW, $43,070 in Victoria, $21,850 in Queensland, $32,316 in WA, $37,830 in South Australia, $31,185 in Tasmania, $22,158 in the ACT on the owner-occupier schedule, and $39,600 in the NT. A first-home buyer pays $0 in NSW at exactly $800,000 (full exemption), $0 in the ACT at any price, and $0 in SA or Queensland if the home is brand-new — but the full standard amount in Tasmania and the NT, where no first-home duty concession currently exists.
Sources: Revenue NSW, SRO Victoria, Queensland Revenue Office, RevenueWA, RevenueSA, SRO Tasmania and ACT Revenue Office band tables and the Territory Revenue Office duty formula, current October 2026. Last updated: October 2026.
Frequently asked questions
How much is stamp duty on an $800,000 house in NSW?
For a standard buyer, $30,187 on the current band table. A first-home buyer at $800,000 pays nothing: the NSW exemption is full up to $800,000 and phases out between $800,000 and $1,000,000, where the duty slides in proportionally.
Do first-home buyers pay stamp duty in Australia?
It depends on the state more than ever. Full exemption to $800,000 in NSW, $600,000 in Victoria and WA, $700,000 in Queensland for established homes and unlimited for Queensland new builds; new homes at any price in South Australia; and any home at any price in the ACT for eligible buyers since 1 July 2026. Tasmania (exemption ended 30 June 2026) and the Northern Territory currently give first-home buyers no duty relief at all.
When is stamp duty paid?
At settlement in most states (NSW allows up to three months after exchange for off-the-plan in some cases; Victoria at settlement; Queensland on the transfer documents, usually handled by your conveyancer before registration; the NT within 60 days of the contract). It is a cash cost on top of your deposit — lenders do not usually let you add it to the loan for owner-occupied purchases.
Why is ACT duty so much lower — and why do eligible buyers pay none?
The ACT is phasing stamp duty out over a 20-year tax reform, replacing it with higher land tax (rates). Owner-occupier duty rates have been cut repeatedly — just $0.28 per $100 up to $260,000 — and from 1 July 2026 the Home Buyer Concession Scheme drops duty to $0 for buyers who have not held a property interest in five years and will live in the home, with no income test and no price cap.
How is NT stamp duty calculated without bands?
By formula up to $525,000: D = 0.06571441 × V² + 15 × V, where V is the price in thousands — about $16,514 on a $400,000 home. Above $525,000 the Territory charges flat percentages of the full price: 4.95% to $3 million, 5.75% to $5 million, 5.95% beyond. The formula and the 4.95% rate meet at $525,000 at about $25,988.
What formula does this australia stamp duty calculator use?
Duty = Σ (price slice in each state band × band rate), minus any first-home concession for your state and price. NT: D = 0.06571441 × V² + 15 × V (V = price ÷ 1,000) to $525,000, then flat percentages. Each jurisdiction publishes its own schedule (Revenue NSW, SRO Victoria, Queensland Revenue Office, RevenueWA, RevenueSA, SRO Tasmania, ACT Revenue Office, Territory Revenue Office). Concessions either exempt duty below a threshold, phase it in across a range, abolish it for a property type (new homes in QLD and SA), or — in the ACT since July 2026 — remove it entirely for eligible home buyers. The worked example on this page applies the formula step by step with real numbers, so you can verify the result by hand.