Australian stamp duty calculator
Estimate stamp duty, transfer duty, or conveyance duty across Australian states and territories. Choose a state, enter a dutiable value, and compare estimated duty across Australia for land, development sites, and property purchases.
State or territory
Inputs
Estimated duty
Assumptions
- NSW standard transfer duty on the dutiable value (usually the greater of price paid or market value).
- Premium property duty is applied automatically above $3,721,000.
- No first home buyer, owner-occupier, off-the-plan, pensioner or other concessions or exemptions are applied.
Based on NSW transfer duty rates for 1 July 2025 to 30 June 2026. Check Revenue NSW for official guidance.
Australia-wide
Compare stamp duty across Australia
Estimated standard duty on $1,000,000 across every state and territory, lowest to highest.
| State / territory | Estimated duty | Effective rate | Notes |
|---|---|---|---|
| ACT | $33,958 | 3.40% | Conveyance duty. No foreign purchaser duty surcharge. |
| QLD | $38,025 | 3.80% | |
| NSWSelected | $39,412 | 3.94% | |
| TAS | $40,185 | 4.02% | |
| WA | $46,921 | 4.69% | |
| SA | $48,830 | 4.88% | Assumes residential or primary production land. |
| NT | $49,500 | 4.95% | Formula up to $525,000. No foreign purchaser duty surcharge. |
| VIC | $55,000 | 5.50% |
Comparison excludes foreign purchaser surcharges, concessions, exemptions, and special cases. Each estimate uses the same standard rates as that state's own calculator.
Want the full acquisition cost stack?
Stamp duty is only one acquisition cost. For development screening, you may also want to allow for legal fees, due diligence, debt costs, land tax, rates, and holding costs.
The basics
How Australian stamp duty works
Stamp duty is a state or territory tax on property transfers. The official name changes depending on location.
NSW, Queensland and Western Australia often refer to transfer duty, Victoria uses land transfer duty, ACT uses conveyance duty, and Tasmania uses property transfer duty. Most buyers still search for stamp duty.
Scope
What this calculator includes and excludes
Includes
- General stamp duty, transfer duty, or conveyance duty estimates
- State and territory selection
- Australia-wide duty comparison
- Optional foreign purchaser surcharge where relevant for the selected state
- Optional developer view with duty per sqm
- Land, development sites, and property purchases where duty applies
Excludes
- First home buyer concessions
- Owner-occupier concessions
- Principal place of residence concessions
- Pensioner concessions
- Off-the-plan concessions
- Exemptions and special cases
- Complex mixed-use apportionment
- Trust, company, aggregation, related-party, landholder, indirect acquisition, or special transaction rules
- ACT foreign ownership land tax surcharge
- NT foreign purchaser duty surcharge, because this calculator does not apply one
Questions
Australian stamp duty FAQs
Is stamp duty the same in every Australian state?
No. Each state and territory sets its own rates, thresholds, and rules, and even the name differs — transfer duty, land transfer duty, conveyance duty, or property transfer duty. The duty on the same purchase price can vary a lot between jurisdictions, which is why this page lets you compare them side by side.
Which Australian state has the highest stamp duty?
It depends on the dutiable value, because each state's brackets rise at different points. Enter a value and the comparison table ranks every state and territory from lowest to highest, so you can see which is highest for your specific number.
Why does the comparison exclude foreign purchaser surcharge?
The comparison shows standard duty only, so the states are compared on a like-for-like basis. Surcharges apply differently by state and depend on the purchaser's circumstances. You can still turn on the surcharge for the selected state above the table.
Does this calculator include first home buyer concessions?
No. It gives a general estimate of standard duty. It leaves out first home buyer, owner-occupier, principal place of residence, pensioner, off-the-plan, and other concessions, exemptions, and special cases.
Does this work for land and development sites?
Yes. It covers land, development sites, and property purchases where duty applies. Enter the purchase price or dutiable value, and add a site area in the developer view to see duty per square metre.
Why should I use the state-specific calculator pages?
The state pages go deeper: the full rate table, the brackets, and the rules specific to that jurisdiction. Use this page to choose a state and compare across Australia, then open the state page for the detail.
Is this official tax advice?
No. It is a general estimate to help you plan. For a binding figure, or for a complex or mixed-use deal, check with the relevant state revenue office or a qualified professional.