2026-27 rates used
| State | Standard scale (home buyer) | First home buyer (established home) |
|---|---|---|
| NSW | 2026-27 indexed scale: $11,602 + 4.5% over $387,000 up to $1.29m | No duty to $800,000; concession to $1m |
| VIC | General scale; PPR concession $130k–$550k; 5.5% of the whole value $960k–$2m | No duty to $600,000; concession to $750,000 |
| QLD | Home concession rates for a home you live in | Concession of $17,350 to $710,000, phasing out by $800,000; new homes: no duty |
| WA | General scale (residential rate up to $200,000) | No duty to $600,000; $16.15 per $100 above, up to $800,000 (from 7 May 2026) |
| SA | Single scale: $21,330 + 5.5% over $500,000 | No relief for established homes; new homes: no duty |
| TAS | Single scale: $27,810 + 4.5% over $725,000 | Exemption ended 30 June 2026 — standard rates |
| ACT | Owner-occupier scale 2026-27 (DI2026-155) | Full concession from 1 July 2026, no income or price cap |
| NT | Formula to $525,000, then 4.95% of the whole value | No general concession |
How duty is worked out
Duty is charged on the dutiable value — usually the higher of the price and the market value — on a sliding scale, so the average rate rises with the price. Most states charge “per $100 or part of $100”, which the calculator follows. Duty is normally due within 30 days of settlement (or of the contract in some states), and it generally cannot be added to your loan.
Example (default inputs)
An $800,000 home in NSW: $11,602 + 4.5% × ($800,000 − $387,000) = $30,187. An eligible first home buyer pays $0.
What’s not included
Foreign purchaser surcharge duty (7%–9% depending on the state), land transfer and mortgage registration fees, vacant-land first home concessions, off-the-plan concessions in VIC and WA, pensioner and seniors downsizing concessions. QLD limits its home concessions to citizens, permanent residents and some retirees from 1 August 2026.
FAQ
How much is stamp duty on $800,000 in NSW?
$30,187 for contracts from 1 July 2026. Eligible first home buyers pay nothing up to $800,000.
How much is stamp duty on $600,000 in Victoria?
$31,070 at general rates; a first home buyer pays $0.
Which states have no stamp duty for first home buyers?
NSW up to $800,000, VIC and WA up to $600,000, QLD up to $700,000 (any price for a new home), SA for new homes, and the ACT for all eligible first home buyers from 1 July 2026. Tasmania and the NT have no general exemption.
Do investors pay more stamp duty?
In VIC, QLD and the ACT, yes — owner-occupier concessions are not available. In NSW, SA, TAS and the NT the scale is the same.
Sources (checked 5 November 2026): Revenue NSW transfer duty thresholds from 1 July 2026 (indexed; reported in KWM “2026-27 state and territory budgets”, June 2026) and FHBAS; SRO Victoria general and PPR rates and first home buyer exemption; Queensland Revenue Office transfer duty, home concession and first home concession tables (contracts from 9 June 2024; new homes from 1 May 2025); RevenueWA “First home owner rate of duty” fact sheet (7 May 2026) and general rates; RevenueSA rate of stamp duty; SRO Tasmania rates; ACT Taxation Administration (Amounts Payable—Duty) Determination 2026 (DI2026-155) and ACT Revenue Office Budget 2026-27 updates; Territory Revenue Office conveyance duty formula.