Australian Stamp Duty Calculator Guide 2026: Complete NSW, VIC & QLD Guide

Learn everything about stamp duty (transfer duty) in Australia. Updated with 2025-26 rates for New South Wales, Victoria, and Queensland.

Last updated: January 2026 | 10 min read

What is Stamp Duty in Australia?

Stamp duty, also known as transfer duty, is a state government tax levied when you purchase property in Australia. The amount you pay varies significantly depending on:

  • The state or territory where you're buying
  • The purchase price of the property
  • Whether it's your first home
  • Whether you're an Australian resident or foreign buyer
  • Whether it's your primary residence or an investment property

2026 Stamp Duty Rates by State

New South Wales

Updated July 2025

Rate Range:1.25% - 7%
Premium Threshold:$3.721M
First Home Exemption:Up to $800K

Victoria

Updated 2025-26

Rate Range:1.4% - 6.5%
PPR Concession:$130K-$550K
First Home Exemption:Up to $600K

Queensland

Updated July 2024

Rate Range:1.5% - 5.75%
No Duty:Up to $5K
First Home Grant:$30,000

How to Calculate Stamp Duty

Stamp duty is calculated on a progressive scale - similar to income tax. Different rates apply to different portions of the property value.

Example: $650,000 Property in NSW

Purchase Price: $650,000

Calculation:

  • • First $17,000 @ 1.25% = $212
  • • $17,001-$37,000 @ 1.50% = $300
  • • $37,001-$99,000 @ 1.75% = $1,085
  • • $99,001-$372,000 @ 3.50% = $9,555
  • • $372,001-$650,000 @ 4.50% = $12,510

Total Stamp Duty: $23,662

First Home Buyer Stamp Duty Exemptions & Concessions

NSW First Home Buyer Benefits

  • Full exemption: Properties up to $800,000
  • Concessional rates: Properties $800,001 - $1,000,000
  • Vacant land: Full exemption up to $350,000

Conditions: Must be first home, move in within 12 months, reside for at least 6 months continuously.

VIC First Home Buyer Benefits

  • Full exemption: Properties up to $600,000 = $0 stamp duty
  • Concession: Properties $600,001 - $750,000
  • Regional boost: Additional concessions for regional Victoria

Conditions: Must be first home, move in within 12 months, occupy for at least 12 months.

QLD First Home Buyer Benefits

  • New homes: Full exemption (no price cap!) - Effective May 1, 2025
  • Established homes: Exemption up to $700,000 (extending to $800,000)
  • First Home Owner Grant: $30,000 (Australia's highest!) - Until June 2026

QLD offers the most generous first home buyer benefits in Australia as of 2026.

7 Ways to Reduce Your Stamp Duty Bill

1. Claim First Home Buyer Exemptions

If you're eligible, you could save $10,000-$30,000+ on stamp duty. Check eligibility carefully.

2. Separate Chattels from Sale Price

Items like furniture, curtains, and appliances aren't subject to stamp duty if listed separately in the contract.

3. Consider Purchase Price Timing

If close to a threshold (e.g., $800K in NSW), negotiating down even slightly can trigger full exemption.

4. Check for Principal Place of Residence Concessions

VIC offers PPR concessions for owner-occupied properties between $130K-$550K, saving thousands.

5. Budget Correctly from the Start

Use a stamp duty calculator early in your property search to understand the total cost. Factor this into your budget.

6. Explore Regional Concessions

Some states offer additional concessions for regional purchases. Check if your area qualifies.

7. Get Professional Advice

Complex situations (trusts, businesses, foreign buyers) benefit from expert advice. A conveyancer or solicitor can identify savings.

When and How to Pay Stamp Duty

NSW

Due: 3 months after signing contract

Off-the-plan: Can defer up to 12 months

Payment: Revenue NSW online portal

VIC

Due: 30 days after settlement

Penalty: Interest applies if late

Payment: SRO online or through conveyancer

QLD

Due: 30 days after contract date

Penalty: Late fees and interest

Payment: QRO online payment system

Stamp Duty FAQ

Q: Is stamp duty tax deductible?

A: No, for residential properties. For investment properties, stamp duty is added to the cost base for capital gains tax purposes but is not immediately deductible.

Q: Do I pay stamp duty on the loan amount or purchase price?

A: Purchase price. Stamp duty is calculated on the property's sale price, not your loan amount.

Q: What if I can't afford stamp duty?

A: Options include: adding it to your mortgage (if lender allows), using savings, first home buyer exemptions, or considering cheaper properties. Some states offer payment plans in hardship cases.

Q: Do foreign buyers pay extra stamp duty?

A: Yes. NSW charges an additional 9%, VIC 8%, and QLD 8% foreign purchaser surcharge on top of regular stamp duty.

Q: Does stamp duty change every year?

A: Yes, particularly in NSW where thresholds are adjusted annually for CPI (typically on July 1st). Stay updated with current rates.

Disclaimer: This guide provides general information only and should not be relied upon as professional advice. Stamp duty rates and exemptions are subject to change. For official calculations and personalized advice, consult the relevant state revenue office or a qualified professional (solicitor, conveyancer, or accountant).

Sources: Revenue NSW, State Revenue Office Victoria, Queensland Revenue Office. Rates current as of January 2026.

    Australian Stamp Duty Calculator Guide 2026 | NSW, VIC, QLD Complete Guide