Stamp Duty Calculator Australia โ All States FY 2025-26
Calculate stamp duty for any property in NSW, VIC, QLD, WA, SA, TAS, ACT, or NT. Check first home buyer exemptions and concessions. See foreign buyer surcharges. Compare all states side by side. Estimate total purchase costs including LMI. Updated for FY 2025-26 including QLD uncapped FHB, NSW 9% foreign surcharge, and WA $500K FHB threshold.
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How to Use This Calculator
Stamp Duty tab
Select your state or territory first — rates vary dramatically. Then enter the property value, select your buyer type (first home buyer, owner-occupier, investor, or foreign buyer), and property type (established, new, or vacant land). The calculator computes your stamp duty, any FHB concession, foreign surcharge, and FHOG eligibility.
Compare States tab
Enter a property value and buyer type to see stamp duty across all 8 states and territories side by side. Instantly find the cheapest and most expensive jurisdiction for your purchase.
Total Purchase Costs tab
Enter the property value, state, loan amount, and whether LMI is required. The calculator estimates stamp duty plus legal fees, LMI, and inspection costs to give you a total upfront cost figure.
Share your result
All inputs are encoded in the URL. Click Share to send your exact calculation to your buyer's agent, conveyancer, or mortgage broker.
The Formula
Calculated on a progressive scale specific to each state/territory.
Each state has different brackets and rates — see rate cards below.
FHB Concession:
Standard duty − concession amount = Duty payable
Full exemption means duty payable = $0
Sliding concessions reduce duty proportionally between thresholds.
Foreign Buyer Surcharge:
Additional surcharge = Property value × surcharge rate
Total duty = Standard duty + Foreign surcharge
LMI Estimate (if LVR > 80%):
Approximate: 1% (LVR 80-85%), 2.2% (85-90%), 3.5% (90-95%), 4%+ (95%+) of loan amount.
Actual LMI varies by lender, loan amount, and LVR.
Worked Example
$800,000 property in NSW — First Home Buyer, established
A first home buyer purchasing an established property in NSW for $800,000.
Step 1: Standard stamp duty
Step 2: FHB exemption
Step 3: FHOG check
Step 4: Total saving
Verdict: First home buyer saves $31,490 in stamp duty on an $800,000 established home in NSW. If this were a new home under $600K, they would also receive the $10,000 FHOG. If they were an investor instead, they would pay the full $31,490 with no concession.
Stamp Duty Rates at a Glance (FY 2025-26)
NSW stamp duty rates
| Property Value | Rate |
|---|---|
| $0 – $17,000 | 1.25% |
| $17,001 – $36,000 | 1.5% |
| $36,001 – $97,000 | 1.75% |
| $97,001 – $364,000 | 3.5% |
| $364,001 – $3,040,000 | 4.5% |
| $3,040,001 – $3,720,000 | 5.5% |
| $3,720,001+ | 7% (premium) |
FHB exemption: full up to $800K, sliding to $1M. Foreign surcharge: 9% (from Jan 2025). FHOG: $10,000 new homes up to $600K.
VIC stamp duty rates
| Property Value | Rate |
|---|---|
| $0 – $25,000 | 1.4% |
| $25,001 – $130,000 | 2.4% |
| $130,001 – $960,000 | 6% |
| $960,001 – $2,000,000 | 5.5% |
| $2,000,001+ | 6.5% |
FHB exemption: full up to $600K, sliding to $750K. Foreign surcharge: 8%. FHOG: $10,000 new homes up to $750K. Off-the-plan concession extended to Oct 2026.
FHB exemptions & concessions by state
| State | FHB Concession | FHOG |
|---|---|---|
| NSW | Full exempt up to $800K, sliding to $1M | $10,000 |
| VIC | Full exempt up to $600K, sliding to $750K | $10,000 |
| QLD | New homes uncapped (May 2025). Established up to $700K | $30,000 |
| WA | Full exempt up to $500K (Mar 2025), sliding to $700K metro / $750K regional | $10,000 |
| SA | Full exempt eligible first homes up to $650K | $15,000 |
| TAS | 50% concession up to $750K | $30,000 |
| ACT | Full exempt up to $1,020,000 (income-tested) | — |
| NT | Generous concessions up to $650K | $10,000 |
FHOG amounts are for new homes only. Price caps vary. QLD FHOG extended to June 2026.
Foreign buyer surcharge by state
| State | Surcharge Rate | On $800K property |
|---|---|---|
| NSW | 9% (from Jan 2025) | $72,000 |
| VIC | 8% | $64,000 |
| QLD | 7% | $56,000 |
| WA | 7% | $56,000 |
| SA | 7% | $56,000 |
| TAS | 3% | $24,000 |
| ACT | 0% | $0 |
| NT | 0% | $0 |
Surcharge is in addition to standard stamp duty. NSW increased from 8% to 9% in January 2025.