Calculate stamp duty for NSW, VIC, QLD, WA, SA, ACT, TAS and NT. First home buyer exemptions and concessions automatically applied. Free, no signup.
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Stamp Duty
$0
You save $23,985 as a first home buyer
Total Upfront Costs
$3,150
Excluding your deposit
Government Charges
Professional & Legal Fees
This calculator provides estimates based on published 2026 stamp duty rates and may not reflect recent changes. Additional costs such as LMI, moving expenses, and new-build extras (site works, landscaping) are not included. Speak to a licensed conveyancer or solicitor for exact figures.
The NSW stamp duty calculator nsw uses a sliding scale that ranges from 1.25% to 7% depending on the property price. For a standard (non-first-home) buyer purchasing a $750,000 property in Sydney, stamp duty nsw works out to approximately $29,240. On a $1,500,000 property, the bill rises to around $67,990 — a significant chunk of your upfront costs.
First home buyers in NSW get a full stamp duty exemption on properties up to $800,000 and a tapered concession between $800,000 and $1,000,000. That means an eligible FHB buying at $750,000 pays $0 stamp duty — a saving of over $29,000 compared to the standard rate. Above $1,000,000 the standard rates apply.
Eligible first home buyers in NSW can also claim the $10,000 First Home Owner Grant when buying a newly built home or building their own. Off-the-plan buyers can defer stamp duty payment for up to 12 months — a cash-flow advantage if you're saving for furniture or renovation costs. Foreign buyers pay an additional +9% surcharge on top of standard rates.
See the full NSW breakdown of grants and concessions on the NSW first home buyer grants page, or find a NSW conveyancer to handle your settlement.
Victoria's stamp duty calculator vic applies rates from 1.4% to 6.5% — the highest in the country at the top end. A standard buyer purchasing a $750,000 home in Melbourne pays approximately $40,070 in stamp duty victoria, significantly more than the equivalent NSW bill. At $1,000,000 the bill climbs to around $55,000.
First home buyers get a full exemption on properties up to $600,000 and a tapered concession between $600,000 and $750,000. That means an eligible FHB buying at $600,000 pays $0 stamp duty — a saving of over $31,000. Unfortunately Melbourne's median house price sits well above $600,000, so many VIC first home buyers fall into the concession band and still pay partial stamp duty.
VIC also offers a $10,000 First Home Owner Grant on new builds under $750,000, plus an off-the-plan stamp duty concession that was extended to October 2026. The off-the-plan concession can save tens of thousands because duty is calculated on the land value at contract date, not the finished property value. Foreign buyers pay an additional +8% surcharge.
See the Victorian first home buyer grants guide for full eligibility rules, or read our off-the-plan buying guide to understand how the concession works in practice.
Queensland officially calls this tax transfer duty, but the calculation is identical to stamp duty in other states. Our stamp duty calculator qld (also a transfer duty calculator) applies rates from 1% to 5.75% — the lowest of the major states. A standard buyer purchasing a $600,000 home in Brisbane pays approximately $15,925, compared to $22,490 in NSW and $31,070 in VIC.
Since May 2025, QLD first home buyers pay $0 transfer duty on new homes with no price cap — the most generous FHB concession in Australia. On established homes, the full exemption applies up to $700,000 with concessions tapering to $800,000. That means a FHB buying a brand-new $900,000 Gold Coast townhouse pays zero transfer duty — a saving of over $28,000.
Queensland also extended its $30,000 First Home Owner Grant through June 2026 — the highest grant in the country. Combined with the no-cap transfer duty exemption on new builds, QLD is currently the most financially attractive state for first home buyers purchasing new construction. Foreign buyers pay a +8% surcharge on top of standard rates.
See the full QLD first home buyer grants guide, or find a Queensland conveyancer to help you claim every concession at settlement.
Western Australia's stamp duty calculator wa applies rates from 1.9% to 5.15%. A standard buyer purchasing a $600,000 home in Perth pays approximately $22,515 in stamp duty — roughly on par with NSW.
First home buyers in WA received a major boost in March 2025: the full exemption threshold increased to $500,000 (up from $430,000), with tapered concessions applying between $500,000 and $700,000 in metro Perth, and up to $750,000 in regional WA. An eligible FHB buying a $500,000 Perth home now pays $0 stamp duty — a saving of around $17,765.
WA also offers a $10,000 First Home Owner Grant on new builds. For WA buyers with small deposits, Keystart home loans are a unique state-backed option — Keystart lends to buyers with as little as 2% deposit and doesn't charge LMI, which can be a game-changer for Perth first home buyers who don't qualify for federal guarantees. Foreign buyers pay a +7% surcharge.
See the WA first home buyer grants guide for full eligibility rules and current thresholds.
Every Australian state and territory offers stamp duty first home buyer relief, but the thresholds, concessions and grants vary dramatically. The table below summarises the 2026 rules — check your state's grants page for the detailed eligibility criteria.
| State | Full exemption up to | Concessions up to | First Home Owner Grant |
|---|---|---|---|
| NSW | $800,000 | $1,000,000 | $10,000 (new builds) |
| VIC | $600,000 | $750,000 | $10,000 (new builds) |
| QLD | No cap (new homes) | $800,000 (established) | $30,000 (extended to Jun 2026) |
| WA | $500,000 | $750,000 (regional) | $10,000 (new builds) |
| SA | $750,000 (new, exp Jun 2026) | — | $15,000 |
| ACT | $1,020,000 | — | None (replaced by exemption) |
| TAS | $750,000 (exp Jun 2026) | — | $30,000 |
| NT | $650,000 (new) | — | $10,000 + $50,000 HomeGrown |
For state-specific rules and concession details: NSW grants, VIC grants, QLD grants, WA grants, SA grants, ACT grants.
Thresholds and concession bands change regularly. Always verify current figures with your state revenue office or a licensed conveyancer before relying on these numbers.
How much is stamp duty depends entirely on your property price and state. The table below shows indicative standard (non-first-home-buyer) stamp duty across common price points in the four largest states. First home buyers under the exemption threshold typically pay $0 — check the calculator above for your exact figure with FHB status applied.
| Property price | NSW | VIC | QLD | WA |
|---|---|---|---|---|
| $400,000 | $13,490 | $14,870 | $6,000 | $13,015 |
| $500,000 | $17,990 | $21,970 | $8,750 | $17,765 |
| $600,000 | $22,490 | $31,070 | $15,925 | $22,515 |
| $700,000 | $26,990 | $37,070 | $19,600 | $26,915 |
| $800,000 | $31,490 | $43,070 | $23,975 | $31,315 |
Rates approximate as of 2026. Use the stamp duty calculator above for exact figures with first home buyer concessions, off-the-plan discounts and foreign buyer surcharges applied.
The pattern is clear: VIC consistently has the highest stamp duty, QLD the lowest, and NSW/WA sit in the middle. On a $600,000 home, a QLD buyer pays $15,000 less than a VIC buyer — enough for a significant extra deposit contribution. After calculating your stamp duty, factor it into your total upfront budget using the borrowing power calculator and mortgage repayment calculator.
Beyond the first home buyer concessions, several other stamp duty exemption categories exist across Australian states. If any of these apply to you, you may pay reduced or zero stamp duty:
If you are buying vacant land to build on, stamp duty is calculated on the land value alone — not the eventual finished home — which makes buying land plus building materially cheaper in upfront duty than buying an equivalent established home. Most states also run enhanced FHB concessions on vacant land purchased to build a first home. Our guide to buying land in Australia walks through the state-by-state land concessions and the due diligence to complete before you sign.
Most concessions and exemptions must be claimed on the contract or transfer documents — not automatically applied. A good conveyancer will identify every exemption you qualify for and ensure the right forms are lodged with your state revenue office.
Transfer duty is the same tax as stamp duty — just a different name. Queensland and NSW have officially renamed the tax on government websites and legislation from "stamp duty" to "transfer duty", while everyday Australians and the property industry still overwhelmingly use "stamp duty". The rising search volume for transfer duty calculator (+46% month-on-month in Australia) suggests the new terminology is catching on.
The calculation is identical regardless of the name — same sliding scale, same first home buyer thresholds, same payment timeline. If you're looking at the QLD Revenue Office website and see "transfer duty", that's what most people mean by stamp duty. Our calculator above works as both a stamp duty calculator and a transfer duty calculator.
The other states (VIC, WA, SA, TAS, ACT, NT) still officially use "stamp duty" in their legislation, though the underlying mechanics are the same across the country. Whatever your state calls it, the practical experience is the same: a large one-off state tax payable at settlement, with first home buyers often exempt.
A NestPath vetted broker will map your total upfront budget — deposit, stamp duty, conveyancing, inspections — so you don't get caught short at settlement. Free, no obligation.
Stamp duty on a $500,000 property varies significantly by state. In QLD, a standard (non-first-home) buyer pays approximately $8,750. In NSW, around $17,990. In WA, around $17,765. In VIC, around $21,970 — the highest of the major states. First home buyers often pay $0 because every state offers exemptions up to certain thresholds.
In most Australian states, first home buyers pay zero or reduced stamp duty below certain thresholds. NSW exempts FHBs up to $800,000. VIC exempts up to $600,000. QLD exempts new homes with no price cap since May 2025. WA exempts up to $500,000. ACT has the most generous exemption at $1,020,000. Each state also offers a concession band above the full-exemption threshold.
They are the same tax with different names. QLD and NSW have officially renamed it "transfer duty" on government websites, while everyday Australians still call it stamp duty. Both terms refer to the state government tax on property transactions. The calculation method, rates and exemptions are identical — only the terminology differs.
Stamp duty is paid at or before settlement in most states. In NSW it must be paid within 3 months of contract signing. Your conveyancer handles the payment from your settlement funds, so you do not need to transfer it separately — but you do need to budget for it alongside your deposit. Missing the state deadline triggers penalties and interest.
Some Australian lenders allow you to capitalise stamp duty — add it to your loan balance rather than pay it upfront — but this increases your loan amount and means you pay interest on the stamp duty for the life of the loan. Speak to a broker before relying on capitalisation — most first home buyers are better off saving the cash or using state exemptions.
QLD has the lowest stamp duty rates for mid-range properties among the major states. For a $600,000 standard purchase, QLD charges around $15,925 compared to $22,490 in NSW, $22,515 in WA and $31,070 in VIC. QLD also offers the most generous first home buyer exemption — no stamp duty on new homes with no price cap since May 2025.
This calculator provides estimates only and should not be relied upon for financial decisions. Stamp duty rates, first home buyer thresholds and concessions change regularly. Always verify current figures with your state revenue office or a licensed conveyancer. NestPath is not a financial adviser — seek independent advice before making financial decisions.
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