Stamp Duty Calculator 2026 – All States
Choose your state or territory to estimate stamp duty on a residential purchase, including first home buyer concessions and foreign buyer surcharges.
Please note: Estimate only, based on official rates checked 29 October 2026. General information, not advice. Your state revenue office calculates the actual duty.
Your estimate
Your estimate will appear here.
Other states: NSW · VIC · QLD · WA · SA · TAS · ACT · NT
How this is calculated
Duty is worked out from the state revenue office rate table, then any first home or owner-occupier concession you qualify for is applied, and foreign buyer surcharge is added. It assumes one buyer (or all buyers in the same position) buying the whole property; multiple buyers, part shares, mixed-use land, off-the-plan and seniors concessions are not covered. A few cases show no estimate and send you to the official calculator instead: Victorian first home buyers paying $600,001–$750,000, foreign buyers using the ACT Home Buyer Concession Scheme, and all Northern Territory purchases (current NT rates could not be confirmed).
Buying an investment property? Read how negative gearing and CGT changes may affect you, and let us look after your rental property tax return.
Frequently asked questions
Which state has the highest stamp duty?
It depends on the price and who is buying. Concessions for first home buyers and owner-occupiers differ a lot between states, so compare the same purchase in each state with the calculator above.
Do foreign buyers pay extra stamp duty?
In most states, yes: NSW 9%, VIC 8%, QLD 8%, TAS 8%, WA 7% and SA 7% of the value of residential property. The ACT and NT have no foreign buyer duty surcharge.
Is stamp duty tax deductible on an investment property?
Stamp duty on buying a rental property is generally not an immediate tax deduction. It usually forms part of the property’s cost base, which reduces capital gain when you sell.
Buying a property? Talk to an accountant
We help property buyers and investors with tax returns, rental property deductions and structure questions.
Sunnybank office: by appointment only — call (07) 3219 3252 to book. Clients anywhere in Australia can be served by phone, email or online.
Rates checked 29 October 2026. Official sources: Revenue NSW · State Revenue Office Victoria · Queensland Revenue Office · RevenueWA · RevenueSA · State Revenue Office Tasmania · ACT Revenue Office · NT Territory Revenue Office