NSW
New South Wales
$32,662
3.84% of price
Tools · Settlement
Stamp duty, in eight states, cited.
One price, all eight state Revenue Offices, one page. Toggle first home buyer to see your concession. Toggle foreign purchaser to see the surcharge. Every rate opens the exact section of the state's Duties Act you can take to your conveyancer.
Step 1 · Inputs
Set the purchase details.
Results update below when you change price, buyer status, or surcharge status.
$
Tip: A two-bedroom unit in Parramatta sells around $780,000. Try that to see the duty on an investor purchase vs first home buyer.
Cross-state spread at this price
cheapest $25,424 · dearest $50,213 · spread $24,789
Step 2 · Calculator output
Compare the duty bill by state.
VIC
Victoria
$46,070
5.42% of price
QLD
Queensland
$31,275
3.68% of price
WA
Western Australia
$34,891
4.10% of price
SA
South Australia
$40,580
4.77% of price
TAS
Tasmania
$33,560
3.95% of price
ACT
Australian Capital Territory
$25,424
2.99% of price
NT
Northern Territory
$50,213
5.91% of price
Got a question about this result?
Ask The Steward.
The specialist already knows your price ($850,000) and state (NSW). Ask about timing, investor vs owner-occupier differences, or how the duty stacks with deposit + loan.
State-specific calculators
Deep dive on your state.
Each state page covers the specific bracket schedule, FHB concession thresholds, foreign purchaser surcharge, and local quirks — cited to the state Revenue Office.
A line item you plan for.
Stamp duty looks like a hurdle. It's actually the most predictable line item in the whole purchase. The number is set by law, there's no negotiation, no surprise fee tacked on at the last minute — you know it the moment you know your price and state. That makes it the easiest thing to plan.
The reason most buyers find it stressful is that nobody shows it alongside the things it affects: your deposit, your loan, your monthly repayment, your borrowing headroom. One number in isolation feels heavy. The same number in context — paid once, stable, known — is just part of the stack.
This tool keeps the number in context. You see all eight states at once so you know where your purchase sits. You toggle your first home buyer status and the concession shows up in-line. You tap a source chip and you see the exact Revenue Office section that sets the rate — useful when you're sitting with your conveyancer and want to double-check the clause.
For anything that depends on your specific situation — ownership history, trust structures, foreign residency, combined concessions — email hello@propautopilot.ai. We'll walk through your read free, no upsell. You should go into conveyancer conversations ten steps ahead, not starting from scratch.
The ten questions AU buyers ask
Ten questions, answered cleanly.
Taken from the most-discussed stamp duty and first-home-buyer threads on AU property and finance forums. Answered with the relevant Duties Act and state Revenue Office rules. No hedging. No "consult a professional." — that's what your conveyancer is for, and you'll reach them better prepared after reading this.
When do I actually pay stamp duty?+
On settlement, not at exchange. Most states give you 3 months from the contract date to lodge and pay. Your conveyancer typically handles the transfer alongside settlement funds — you transfer the amount once, it clears with the rest of your completion monies, and you're done.
Does the first home buyer concession apply to investment properties?+
No. Every state's FHB concession requires you to live in the property as your principal place of residence for a qualifying period (typically 6–12 months of continuous occupation, starting within 12 months of settlement). If you buy to rent out, you pay full duty. That's a clean rule — no grey area.
Can I stack FHBAS with the First Home Owner Grant and the Home Guarantee Scheme?+
Yes. They're three different schemes covering three different things. FHBAS reduces or waives your stamp duty. FHOG is a one-off cash grant (new builds only, state-dependent, $10K–$30K). The Home Guarantee Scheme lets you buy with 5% deposit and no LMI — it doesn't touch duty or grants. You can qualify for all three on the same purchase if you meet each scheme's rules.
My partner previously owned a property — do we still qualify as first home buyers?+
Most states require every purchaser on the contract to be a first home buyer. If one partner has owned before and is on the contract, the concession is usually lost. Workaround in some states: the non-first-home-buyer partner stays off the contract. This has tax and lending consequences worth thinking through — email hello@propautopilot.ai and we'll walk through your situation before you commit either way.
Off-the-plan vs established — does the concession differ?+
Yes, materially. Off-the-plan FHB concessions generally apply to the land-component only (before construction), so the dutiable value can be a fraction of the final purchase price. Victoria is the most aggressive — off-the-plan concessions cut duty by 60–80% on qualifying purchases. The trade-off is settlement risk: construction delays, developer insolvency, valuation shortfalls at bank-val time. Worth it if the saving is real and the developer has form; often not worth it if the saving is marketing spin.
Why is Victoria more expensive than NSW at the same price?+
Victoria's marginal rate jumps to 6% on value between $960K and $2M — the steepest bracket in Australia. On a $1.2M purchase that's about $55,000 in VIC vs about $42,000 in NSW. If you're flexible on location or buying interstate, it's a $13K decision that shows up nowhere else in your costings.
What's the difference between transfer duty, stamp duty, and land transfer duty?+
Same thing, different legal names. NSW and Victoria call it 'transfer duty'. Queensland uses 'transfer duty' too. Tasmania says 'property transfer duties'. They all refer to the tax on transferring a property to a new owner, paid by the purchaser, set by schedule in each state's Duties Act.
Does the NT really have no foreign purchaser surcharge?+
Correct — unique in Australia. Every other state adds 7–9% to the base duty for non-residents. NT charges the standard rate only, which matters if you're investing from overseas or structuring through a non-resident entity. The base rate in NT is already higher than most states, but for a foreign buyer the total is often lowest.
Do I pay duty on the land-only portion of an off-the-plan apartment?+
Depends on the state and the exact contract. In Victoria, off-the-plan duty concessions reduce the dutiable value to the land component at contract date. In NSW, deferred duty applies to owner-occupiers who'll live in the property for 12 months. Always read the contract carefully — many developers advertise 'stamp duty saved' that only triggers under specific residency and timing conditions you'd need to meet.
How do I get a second opinion on my specific situation?+
For anything that depends on your circumstances — ownership history, trust structures, foreign residency, combined concessions — email hello@propautopilot.ai. We'll walk through your read, referencing the state's Duties Act and any recent amendments. It's free, there's no upsell, and you'll go into your conveyancer conversation ten steps ahead.
How it works
Verified against each state's Revenue Office.
Bracket schedules, foreign-purchaser surcharges, and first-home-buyer concession thresholds are quoted from the current legislation published by each state's Revenue Office. Rates were last verified on 2026-04-20 and are reviewed quarterly — if a state changes its schedule between refreshes, the change arrives here within two weeks.
This tool is general information — not personal legal, tax, or financial advice. Confirm with a licensed conveyancer before you sign any contract. hello@propautopilot.ai for calculation questions.
Keep going.
Calculators are inputs to a decision, not the decision. The pages below extend the math into context.
Guides
- First home buyer guide — Australia 2026
Stamp duty exemptions are the largest FHB benefit in most states.
- Home Guarantee Scheme explained
Stack HGS with state stamp-duty exemption where eligible.
- How to find investment properties
Stamp duty is step 1 of the 10-step underwriting framework.
- Negative gearing explained
Stamp duty is part of cost base — affects CGT at sale, not annual deduction.
Sibling tools
- Buying power calculator
Add stamp duty to your full upfront cash position.
- Cashflow projector
10-year cashflow including the upfront stamp-duty hit.
- CGT calculator
Stamp duty enters cost base — affects CGT at exit.
Chapter 2 — How much can you actually borrow, and at what cost — Deposit, LMI, APRA serviceability buffer, stamp duty per state, FHSS withdrawal, and the four government schemes that change the maths. Run the calculators as you read.