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Guide · Every state · FY 2026-27

How to calculate stamp duty

Every Australian stamp duty bill comes from the same three steps — it's the schedules that differ wildly. Here's the method, each state's version of it with a worked example, and the rounding rule most guides quietly skip.

FY 2026-27 rates · verified against the official sources.

The three steps behind every bill

  1. Start from the dutiable value. That's the higher of your contract price and the property's market value — for a normal sale, simply the price. It includes GST where GST applies.
  2. Read it into the current schedule. Each state publishes a bracket table: a base amount at the bracket floor, plus a rate on the excess — in six jurisdictions expressed as dollars per $100 or part of $100, while Victoria uses a straight percentage of the excess and the NT a formula. Schedules move: NSW's brackets index with CPI every 1 July, WA lifted its first-home thresholds in May 2026, Tasmania ended its FHB exemption in June 2026. A 2024 table gives 2024 answers.
  3. Apply your concession. Owner-occupier tables (VIC, QLD, ACT, and WA on a home worth $200,000 or less), first home buyer exemptions and tapers (everywhere except TAS and the NT), new-home exemptions (SA, QLD, NT) — and then surcharges the other way for foreign buyers (7–9% in six jurisdictions).

The "per $100 or part" rule — why percentages get it wrong

Schedules charge in $100 blocks, rounded up: any part of a block is billed as the whole block. In QLD at home-concession rates, a price of $650,001 and a price of $650,100 produce the identical bill of $15,104.50, because they share a block — while a straight percentage would (wrongly) show a few dollars between them. Our calculators charge by the block wherever a schedule does, and to the cent in Victoria and the NT, where it doesn't.

The same method in each state

NSW

Marginal brackets, CPI-indexed every 1 July, charged per $100 or part. Premium duty applies to residential value above $3.87m. First home buyers: $0 to $800,000, relief tapering to $1m.

$850,000 home → $32,437 at the general FY 2026-27 table (any buyer who isn't an eligible FHB).

Working: $11,602 + $4.50 per $100 over $387,000 = $32,437

VIC

Three schedules: general (investors), the principal-place-of-residence table to $550,000, and FHB relief ($0 to $600,000, taper to $750,000). Oddity: $960,001–$2m is a flat 5.5% of the whole price.

$545,000 home → $24,670 living in it, $27,770 as an investor — the owner-occupier table only reaches $550,000, so above that the two converge.

Working: $18,370 + 6% of the $105,000 over $440,000 = $24,670

QLD

General rates, or the home concession (1% on the first $350,000) if you move in within a year. First home buyers subtract a concession amount that steps down $1,735 per $10,000 between $700,000 and $800,000; new homes are duty-free at any price.

$650,000 home → $15,100 with the home concession, $22,275 at investor rates — and $0 for a first home buyer.

Working: $10,150 + $4.50 per $100 over $540,000 = $15,100

WA

A general schedule per $100 or part, plus a concessional rate for a home you will live in worth $200,000 or less. First home owners: $0 to $600,000, concession to $800,000 (lifted 7 May 2026). Foreign buyers +7%.

$550,000 home → $20,140 general; a first home owner at the same price pays a concessional rate instead.

Working: $11,115 + $4.75 per $100 over $360,000 = $20,140

SA

Brackets whose top rate starts at $500,000 — steep at everyday prices. First home buyers of NEW homes: $0 at any price; established homes get nothing.

$600,000 home → $26,830 for anyone but a new-home FHB.

Working: $21,330 + $5.50 per $100 over $500,000 = $26,830

ACT

Since 2012 on a 20-year program to abolish duty on property transfers: a concessional owner-occupier schedule, a standard schedule for investors, and — from 1 July 2026 — $0 for eligible first home buyers at any price.

$750,000 home → $19,208 as an eligible owner-occupier, $22,200 standard.

Working: $8,408 + $4.32 per $100 over $500,000 = $19,208

TAS

One schedule for everyone since the FHB exemption expired 30 June 2026. Foreign buyers +8%.

$500,000 home → $18,247.50, whoever you are.

Working: $12,935 + $4.25 per $100 over $375,000 = $18,247.50

NT

A genuine quadratic to $525,000 — D = 0.06571441V² + 15V with V in thousands — then flat percentages of the whole price. A new house-and-land package is duty-free for any buyer who will live in it.

$450,000 home → $20,057.17 by the formula (yes, to the cent).

Working: 0.06571441 × 450² + 15 × 450 = $20,057.17

Every example above is generated by the same tested engines as the calculators — pinned to the revenue offices' published schedules and their own worked examples.

The four mistakes that produce wrong numbers

  • Stale tables. NSW’s brackets index every 1 July, and last year’s table is out by hundreds of dollars: when we tested two other calculators in September 2026, both still charged a NSW buyer the previous year’s rates, $225 too much on a $750,000 home, while the other states they showed matched ours. WA, Tasmania and the ACT also changed their first-home rules in 2026.
  • Skipped concessions. Queensland's home concession is for owner-occupiers generally, not just first-timers, so an owner-occupier and an investor pay different amounts at the same price. On contracts from 1 August 2026 it needs a buyer who is an Australian citizen, a permanent resident or a specified resident (Duties Act s 90A).
  • Percentage shortcuts. "About 4%" compounds the per-$100 rounding error with bracket drift.
  • Forgetting the extras. Transfer and mortgage registration fees on a $750,000 purchase run from $362 to $7,907 depending on the state, foreign surcharges add 7–9% of the whole price, and a deposit under 20% can bring LMI on top.

Want the arithmetic done for you, receipt included? Pick your state: NSW, VIC, QLD, WA, SA, ACT, TAS or NT — or compare all eight at once on the by-state page.

Frequently asked questions

How is stamp duty calculated in Australia?
Three steps everywhere: work out the dutiable value (usually the higher of price and market value), read that value into your state's rate schedule (a base amount plus a rate on the amount over a threshold), then apply any concession you qualify for — owner-occupier, first home buyer, or an exemption. The schedules, thresholds and concessions are different in all 8 states and territories, which is why a single "Australian stamp duty" table doesn't exist.
How do I calculate stamp duty on a house?
Find your state's current-year schedule (they change — NSW indexes every 1 July, WA changed in May 2026, Tasmania in June 2026), locate your price bracket, and compute base + rate × the amount over the bracket floor, counting in $100 blocks where the schedule says "per $100 or part". Or skip the arithmetic: our state calculators run the exact published schedules, pinned to a revenue office's own worked examples wherever it publishes them.
How to calculate stamp duty in QLD?
Queensland reads your price into the transfer duty schedule — general rates, or the home concession's 1% on the first $350,000 if you'll live there — charging per $100 or part. Example: a $650,000 owner-occupied home is $15,100. First home buyers then subtract a concession ($17,350 to $709,999, stepping down $1,735 per $10,000 to $800,000; new homes free at any price). The QLD calculator shows every line.
How to calculate stamp duty in NSW?
Read the price into the CPI-indexed FY 2026-27 table (seven brackets, per $100 or part, $20 minimum; premium rates over $3.87m). A $850,000 purchase is $32,437. Eligible first home buyers pay $0 to $800,000 and a tapered amount to $1m — the taper maths is genuinely fiddly, which is why the NSW calculator reproduces Revenue NSW's own results to the cent.
Is stamp duty calculated on the purchase price or the value?
On the dutiable value — the higher of the price you agreed and the property's market value. For normal arm's-length sales they're the same thing; the distinction stops bargain-priced transfers between related parties from dodging duty. Every state also counts the GST in the price where GST applies.
When do you pay stamp duty?
Your conveyancer usually arranges it, but the deadline is set by each state. NSW: within 3 months of signing the contract, and settlement cannot take place until it is paid. Queensland: the documents must be lodged within 30 days of the liability arising, which is usually when the contract is signed or becomes unconditional. Victoria: penalty tax and interest may apply if it is not paid within 30 days of settlement. Tasmania: within three months of the dutiable transaction, usually settlement. The ACT assesses it once the title is registered after settlement, and the assessment must be paid within 14 days. In WA, SA and the NT, ask your conveyancer or the revenue office for the date. Paying late does not make the duty go away.
Why is my duty a few dollars off the revenue office figure?
Usually the per-$100 rule. In six of the eight jurisdictions duty is charged on each $100 or PART of $100 of the dutiable value, so the value is rounded UP to the next whole block before the rate is applied — a $650,050 contract is assessed on $650,100. Divide instead of rounding up and you land a few dollars light. Victoria and the NT are the exceptions: Victoria charges an exact percentage of the excess and the NT runs a formula, so rounding a block there overstates the bill. Every engine on this site rounds the block where the schedule says so, and nowhere else. (Selling rather than buying? Duty is the buyer's — see the cost of selling.)
Is stamp duty tax deductible?
Not as an immediate deduction. Stamp duty on a property purchase is a capital cost, so for an investment property it goes into the CGT cost base and reduces your taxable gain when you eventually sell — which is exactly how our CGT calculator treats it under buying costs. For your own home it is simply a cost of buying, with no tax benefit at all. The ACT is the known exception, because land there is held under a Crown lease rather than freehold and is treated differently — check the ATO for your situation before relying on it.
Can you add stamp duty to your home loan?
Not directly — duty is payable in cash at settlement, so it effectively comes out of your deposit. Borrowing more to cover it means a higher loan-to-value ratio, which can trigger lenders mortgage insurance. Budgeting duty + deposit + LMI together is exactly what people forget.

Keep tallying

Every state

Stamp duty by state

All 8 jurisdictions on the same prices — owner-occupiers, first home buyers, foreign surcharges.

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Australia

Borrowing power calculator

Duty comes out of the deposit — see what the banks will actually lend you.

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Sources

Method and figures verified against each revenue office's published FY 2026-27 schedule — see the individual state calculators for their source lists, and the methodology for how the engines are tested. Rates last verified 2026-08-27. General information only — not financial, legal or tax advice.