Do I pay stamp duty in the state where I live or where the property is?

Duty is payable in the state or territory where the property is located, at that jurisdiction's rates, regardless of where you live.

Stamp duty calculator

Transfer duty for every state and territory, plus the government registration fees on top, for your total upfront cost. First home buyer concessions, foreign surcharges, and the concession cliffs charted.

Your purchase

State or territory

Property price

Foreign purchaser

Transfer duty · VIC $0

Transfer registration $0

Mortgage registration $0

Total upfront $0 Duty + surcharge + fees

As % of price 0%

Government fees are the titles-office registration charges, the land transfer and mortgage registration paid at settlement. LMI, conveyancing and your own legal costs are separate.

Where the cliffs are

Duty across the price range for your profile. Kinks are bracket changes; vertical drops are concession thresholds. The marker is your price.

Same purchase, all eight states

Your price and profile, recalculated under every state and territory's rules. You pay duty in the state where the property is; this table is how the same price is taxed across Australia, not a shopping list.

Methodology

How stamp duty is calculated

Transfer duty (stamp duty) is a state tax paid by the buyer when property changes hands, in the state where the property sits. Most jurisdictions use marginal brackets like income tax: a base amount for your bracket plus a rate per $100 over the threshold. The exceptions: the Northern Territory uses a quadratic formula up to $525,000 and flat percentages above, and the ACT applies a flat 4.54% to the whole price above $1,455,000 as part of its long-running duty phase-out.

The figure this calculator shows is duty only. Transfer and mortgage registration fees (typically a few hundred dollars to around two thousand, varying by state) sit on top, and your conveyancer will confirm the exact amounts for your settlement.

Concessions

Concessions and surcharges, state by state

The concession rules are where the money is, and where every state differs. The notable positions as at June 2026: Queensland charges first home buyers nothing on a new build at any price. South Australia does the same for new builds and land, and charges no duty at all on commercial property. NSW exempts first home buyers to $800,000 with a taper to $1 million. Victoria's exemption ends at $600,000 with a taper to $750,000, thresholds unchanged since 2017 while Melbourne's median has climbed. Tasmania's 100% exemption on established homes to $750,000 ends for settlements after 30 June 2026. WA exempts to $500,000 with different tapers for Perth metro and regional buyers. The ACT runs an income-tested concession that can take duty to zero at any price, which this calculator deliberately does not estimate. Six jurisdictions add foreign purchaser surcharges of 7% to 9% of the property value.

Beyond duty, two government fees apply at settlement: land transfer registration and mortgage registration, charged by the state titles office. They are statutory and public, so the calculator computes them and shows a total upfront figure. Against duty they are small, from about $350 in NSW and the NT to a few thousand in Queensland and South Australia on larger purchases. Lenders Mortgage Insurance is not included: it depends on your loan-to-value ratio, lender and insurer, and is quoted per loan rather than set by a public table. We do not estimate it here. Ask us for a real figure.

Every rate and fee table behind this calculator is sourced from the relevant revenue office or titles office, with the source and verification date listed below.

Sources and rate tables

Jurisdiction	Source	Verified
VIC: general, principal place of residence and first home buyer schedules; 8% foreign surcharge	State Revenue Office of Victoria, land transfer duty current rates	10 Jun 2026
NSW: 2025-26 indexed brackets, premium duty, First Home Buyers Assistance Scheme; 9% surcharge purchaser duty	Revenue NSW, transfer duty rates and FHBAS	10 Jun 2026
QLD: general and home concession schedules, first home and first home (new home) concessions; 8% additional foreign acquirer duty	Queensland Revenue Office, transfer duty rates and concessions	10 Jun 2026
SA: residential schedule, first home buyer relief (new builds and land, no cap), nil duty on qualifying commercial land; 7% foreign ownership surcharge	RevenueSA, rates of stamp duty and first home buyer relief	10 Jun 2026
WA: general, concessional and first home owner rates with Metro/Peel and regional tapers; 7% foreign buyers duty	WA Department of Treasury and Finance (RevenueWA), transfer duty assessment	10 Jun 2026
TAS: property transfer duty schedule, first home buyer exemption to 30 Jun 2026; 8% foreign investor duty surcharge	State Revenue Office of Tasmania, rates of duty and duty relief	10 Jun 2026
ACT: 2025-26 owner-occupier and non-owner-occupier tables, commercial threshold	ACT Revenue Office, conveyance duty rates	10 Jun 2026
NT: statutory formula and flat rates	Stamp Duty Act 1978 (NT), corroborated across independent published schedules	10 Jun 2026
VIC fees: land transfer (scaled, capped $3,611) and mortgage registration, electronic lodgement	Land Use Victoria, fees	14 Jun 2026
NSW fees: land transfer and mortgage registration, flat	NSW Land Registry Services, fees	14 Jun 2026
QLD fees: land transfer (scaled over $180,000) and mortgage registration	Titles Queensland, fee calculator	14 Jun 2026
SA fees: land transfer (scaled) and mortgage registration, FY2026-27 schedule	Land Services SA, fees	14 Jun 2026
WA fees: land transfer (banded by value) and mortgage registration	Landgate, fees	14 Jun 2026
TAS fees: land transfer and mortgage registration, flat	Land Titles Office Tasmania, fee schedule	14 Jun 2026
ACT fees: land transfer and mortgage registration, flat	Access Canberra, land titles fees	14 Jun 2026
NT fees: land transfer and mortgage registration, flat	NT Land Titles Office, forms and fees	14 Jun 2026

FAQ

Frequently asked questions

How much stamp duty does a first home buyer pay in Victoria?

Nothing up to $600,000, then a concession tapers away to nothing at $750,000. At $650,000 the duty is about $11,357 against $34,070 at the standard rate. The thresholds have not moved since July 2017.

Which states charge first home buyers no stamp duty?

As at June 2026: NSW to $800,000 (taper to $1m), Queensland to $700,000 on existing homes and at any price on new homes, South Australia at any price on new builds and land, WA to $500,000, and Tasmania to $750,000 on established homes for settlements up to 30 June 2026.

Do I pay duty where I live or where the property is?

Where the property is. The comparison table above shows how the same price is taxed across Australia; it is not a shopping list, because the property's location decides the rules.

What is the foreign purchaser surcharge?

An additional duty on residential property bought by foreign purchasers: 9% of the value in NSW, 8% in Victoria, Queensland and Tasmania, 7% in South Australia and WA. The ACT and NT add none.

What are government fees, and is LMI included?

Government fees here are the two titles-office registration charges paid at settlement: land transfer registration and mortgage registration. They are statutory and public. The total upfront figure adds them to duty and any foreign surcharge. Lenders Mortgage Insurance is not included. LMI depends on your loan-to-value ratio, lender and insurer (Helia or QBE) and is quoted per loan, not set by a public table, so estimating it would be false precision. Ask us for a real LMI figure on your scenario.

Why does the chart show a cliff?

Concessions end at legislated thresholds. Inside a taper band, each extra dollar of price costs many cents of duty; without a taper, one dollar over the line removes the whole concession. Tasmania is the sharpest case: a first home buyer pays nothing at $750,000 and about $28,500 at $750,001.

Going further

Stamp duty is one upfront cost in a first home purchase. For the full picture on Victorian concessions, the First Home Owner Grant, LMI, and the step-by-step buying process in Melbourne, read our First Home Buyer Guide Melbourne 2026. If you are still working out how much you can borrow, our borrowing power calculator gives an honest range with the APRA serviceability buffer applied. Our home loans service covers the rest of a residential purchase, from borrowing capacity through to settlement.

Buying soon? Duty is one line of the full picture.

Borrowing power, structure, lender choice and settlement timing move more dollars than the duty bill. We put the whole position together, at no cost to you.

Start an enquiry Drop us a note

Stamp duty estimates are indicative only and are based on each revenue office's published rate tables and principal concession rules. Your actual duty depends on concession eligibility, residency status, settlement timing and the revenue office's assessment. Transfer and registration fees are not included. This tool does not constitute financial, legal or taxation advice; confirm your position with your conveyancer and the relevant revenue office. FGO Finance Group Pty Ltd: Jonathan Chan is a Credit Representative (Credit Representative Number 559372) of Finsure Finance and Insurance Pty Ltd, Australian Credit Licence Number 384704.