Transfer duty — still universally called stamp duty — is charged by the state, not the Commonwealth, so the answer depends on where you are buying.
This works the duty out from the statutory scale that applied on your contract date, and shows you which scale that was and where it came from.
Works out transfer duty on a residential purchase from the statutory scale published by the state or territory, for the contract date you give.
Which set applies depends on the jurisdiction and the date you enter. Sources last checked 2026-08-30.
Australian Capital Territory — Transfer duty (stamp duty)
1 July 2026 onwards
Taxation Administration (Amounts Payable—Duty) Determination 2026 (DI2026-155)
New South Wales — Transfer duty (stamp duty)
1 July 2026 to 30 June 2027
How to calculate transfer duty — current thresholds and rates
Northern Territory — Transfer duty (stamp duty)
1 July 2025 onwards
Queensland — Transfer duty (stamp duty)
1 July 2024 onwards
Tasmania — Transfer duty (stamp duty)
21 October 2013 onwards
Victoria — Transfer duty (stamp duty)
1 July 2021 onwards
Land transfer duty — non-principal place of residence (current rates)
Land transfer duty — principal place of residence (current rates)
Western Australia — Transfer duty (stamp duty)
7 May 2026 onwards
State or territory
Where the property is, not where you live. Each has its own scale, its own thresholds and its own concessions, and the differences between them are large.
Contract date
The date of the contract of sale, which is what determines the rates that apply — not the settlement date and not today. Duty scales change, and a purchase is assessed against the scale in force when the contract was entered into.
Owner-occupier
Whether you will live in the property. Several states charge less for a principal place of residence than for an investment purchase.
First home buyer
Whether the first-home concession or exemption applies. Eligibility rules are more detailed than a checkbox — see the limitations below.
The headline figure is the duty payable on the transfer. It is due at or near settlement, and it is not something a lender will generally lend against — it usually has to come from cash you already hold, alongside the deposit.
The rates panel shows which rule set produced the number: the revenue authority that publishes it, the period it applies to, and a link to the document. That panel is the point of using this rather than an unattributed calculator — you can check the answer against its source.
Duty is not the only cost of buying. The property buying costs calculator adds conveyancing, inspections, government fees and lender fees to give the total cash required.
Every figure below is computed by the same calculator on this page, from the inputs described. Nothing here is typed in by hand, so an example cannot disagree with the tool.
Duty on a purchase around this price is a substantial share of a typical deposit. It is payable in cash and it is the reason buying costs are usually underestimated.
Victoria charges a different scale for a purchase that is not a principal place of residence. Change the owner-occupier setting and compare — the gap is the cost of the property being an investment.
Each state publishes duty as a progressive scale: a fixed amount for a price band, plus a marginal rate on the excess over the band’s lower bound. The calculator finds the band your price falls in and applies that formula.
Which scale applies is resolved from the state, the contract date and the rule sets held in this repository. Every production rule set names the authority’s own publication as a primary source, records the date it was retrieved, and states the interval it applies to.
Concessions, where the state offers one and you have indicated eligibility, are applied on top of the base scale in the manner the authority specifies — as a rate reduction, a threshold, or an exemption, depending on the state.
How every calculator on this site is built · Regulatory sources
A residential transfer at arm’s length
The scales used are the ones for ordinary residential purchases. Transfers between related parties, business asset transfers and off-the-plan arrangements can be assessed differently.
No surcharge for foreign purchasers
Every state levies an additional surcharge on foreign buyers, at rates that are substantial. That surcharge is not included, and a foreign purchaser will pay materially more than the figure shown.
The price is the dutiable value
Duty is generally assessed on the greater of the price and the market value. For a normal arm’s-length sale those are the same; for a discounted family transfer they are not.
South Australia is not supported
No South Australian conveyance duty schedule could be verified against a government or legislative source. Rather than publish an unverified scale, SA returns no result and says why. An estimate that might be wrong on a five-figure statutory liability is worse than no estimate.
First home concessions have detailed eligibility
Every state conditions its first-home concession on more than being a first buyer: price caps, residency requirements, minimum occupation periods, and whether the property is new or established. The checkbox applies the concession; it does not assess whether you qualify for it.
It is an estimate, not an assessment
The revenue authority assesses the duty actually payable and can take into account matters this calculator has no way of knowing. Treat this as a planning figure and confirm the assessment before settlement.
Adds transfer duty to your deposit and the other upfront costs, to show the cash you need to complete a purchase.
Works out the loan-to-value ratio: how much is borrowed as a percentage of what the property is worth.
Works out gross equity in a property, and how much could be released while staying within a loan-to-value ratio you choose.
Works out the regular repayment on a home loan, and what it adds up to in interest over the full term.
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