Buying costs, every state
Stamp duty calculator.
Stamp duty, also called transfer duty, at the general rate an investor pays in each state and territory. The tool opens on an example, so change the price and state to match the property you are looking at.
Stamp duty
$21,187
The total duty on these figures, including any surcharge.
General duty
$21,187
Duty at the state's general rate, before any surcharge.
Share of the price
3.53%
Total duty as a percentage of the purchase price.
In New South Wales, an investor paying $600,000 would pay about $21,187 in stamp duty on these figures, or 3.53% of the price.
The same price in every state
| State or territory | Stamp duty | Share of the price |
|---|---|---|
| New South Wales | $21,187 | 3.53% |
| Victoria | $31,070 | 5.18% |
| Queensland | $20,025 | 3.34% |
| South Australia | $26,830 | 4.47% |
| Western Australia | $22,515 | 3.75% |
| Tasmania | $22,498 | 3.75% |
| Australian Capital Territory | $15,720 | 2.62% |
| Northern Territory | $29,700 | 4.95% |
The state's rate scale
| Price band | How duty is charged |
|---|---|
| $0 to $18,000 | 1.25% of the whole value |
| $18,000 to $38,000 | $225 plus 1.50% over $18,000 |
| $38,000 to $103,000 | $525 plus 1.75% over $38,000 |
| $103,000 to $387,000 | $1,662 plus 3.50% over $103,000 |
| $387,000 to $1,290,000 | $11,602 plus 4.50% over $387,000 |
| $1,290,000 to $3,870,000 | $52,237 plus 5.50% over $1,290,000 |
| $3,870,000 and over | $194,137 plus 7.00% over $3,870,000 |
Sources
- Revenue NSW: Calculate transfer duty (2026/27 rates and premium duty)
- Revenue NSW: What is surcharge purchaser duty
Rates last checked 25 October 2026.
How it is worked out
- The tool takes the general transfer duty scale for the state you chose. This is the rate an investor pays, with no home buyer, first home buyer or pensioner concession.
- It finds the band your price falls in.
- In most bands, duty is a fixed amount for reaching the band, plus a rate on the part of the price above where the band starts.
- Some bands charge one rate on the whole price instead, as Victoria does in places. The Northern Territory works duty from a formula rather than a table, and the tool shows that formula in place of the scale.
- If you tick foreign purchaser, the state's surcharge rate is applied to the price and added on top.
- Share of the price is the total duty divided by the price.
- The comparison runs the same price, with the same foreign purchaser setting, through every state's scale.
What this tool leaves out
- Concessions, exemptions and grants, including those for home buyers, first home buyers and pensioners.
- Duty worked on a value other than the price. A revenue office can assess duty on a different value, for example where it sees the market value as higher than the price.
- Rounding. Some revenue offices round duty up in small steps, so your notice can differ from this estimate by a small amount.
- Other government charges at settlement, such as the fees to register the transfer and the mortgage.
- Rules for commercial, vacant or farm land, which can differ from the residential rate used here.
Questions investors ask
Which rate does this use?
The general rate an investor pays in each state and territory, with no home buyer, first home buyer or pensioner concession. The rates come from each state's revenue office, and the date they were checked sits under the result. If you are buying a home to live in, your figure may be lower.
Can I claim stamp duty as a tax deduction?
Not as a yearly expense. Stamp duty forms part of your cost base (what the property cost you for tax) for capital gains tax, which may reduce the taxable gain if you sell. How that applies to you is a question for your accountant.
Why does the same price cost so much more in some states?
Each state and territory sets its own scale, and the gaps are wide. The comparison under the result runs your price through every one of them. If you are open to buying interstate, duty is one of the costs that moves most between states, but it is one input, not a reason on its own to choose a state.
What counts as a foreign purchaser?
Each state sets its own definition, and the tool cannot test it for you. In the ACT and the Northern Territory no foreign purchaser surcharge was found on any official page, so the tool shows none there. Neither office states that outright, so confirm it with your conveyancer before you rely on it.
Why might my conveyancer's figure be different?
Rounding, the value duty is assessed on, a concession you qualify for, or a change in rates. Thresholds move too: NSW indexed its thresholds for 2026-27. Your conveyancer works from the contract and the rules in force, so theirs is the figure to rely on.
Does this work for commercial property?
No. It uses the residential transfer duty rates an investor pays. Commercial property can be treated differently in some states, so ask your conveyancer for that figure.
Where to next
If you are getting ready to make an offer, we can work through the full cost of the purchase with you.
This calculator gives general information only. Stamp duty here is worked from each state's published general rates for an investor, as at the date shown, on the price you enter, and it does not include concessions, exemptions or other government charges, so the assessed figure can differ. It is not legal, tax or financial advice, and apart from the figures you enter, it does not take into account your objectives, financial situation or needs. CHAD Property coordinates with conveyancers, brokers and accountants and does not give legal, tax or financial advice, so speak with your conveyancer before you rely on the duty shown.
The tools on this page give general information only. Each result is an estimate, worked out from the figures you enter and the assumptions shown, using rates and rules as at the date shown. It is not a quote, and it is not intended to be relied on to make a decision about a financial product, a loan or your tax. It is not personal financial, tax, credit or legal advice, and apart from the figures you enter, it does not take into account your objectives, financial situation or needs. Rates, thresholds and laws change, and some details of recent changes are not yet final. CHAD Property is a buyer's agency. It does not hold an Australian financial services licence or an Australian credit licence, and it is not a registered tax agent. We do not advise on tax, lending, financial products or how to structure ownership, including through a self-managed super fund, a company or a trust; we work alongside the brokers, accountants and financial planners who do. Before you make a financial decision, consider getting advice from a licensed financial adviser, and check any figure here with a licensed or registered professional who knows your situation.