General information, not legal advice. The calculator applies published rates to the answers you give. It cannot check whether you meet a concession's rules, and the revenue office assesses the duty on your contract.
Where is this calculator exact?
For New South Wales, Victoria, Queensland, Western Australia, Tasmania and the Northern Territory, the brackets are taken from the revenue office rate tables (for the Territory, from the formula in its Stamp Duty Act). We test the code against the worked examples those offices publish, and against figures worked by hand from their rate tables. Queensland's example of a $795,000 first home comes out at $19,890, the same figure the Queensland Revenue Office gives14.
Two concessions give a range instead of a figure, because the office does not publish the formula on its scheme page. In New South Wales that is the concessional band for a first home above $800,000 and under $1,000,0002, or for vacant land above $350,000 and under $450,0003. In Victoria it is the first home buyer concession from $600,001 to $750,0009. In those bands the calculator shows the most you could pay and links to the official calculator.
Why does it ask what you are buying?
Because several states treat land and new homes differently. In Queensland the home concession applies to a residence, so vacant land is charged at general rates unless you are a first home buyer, who can use the separate first home vacant land concession16. A brand-new first home in Queensland has its own concession with no value cap15. New South Wales sets lower first home limits for land than for a home3, and so does Western Australia21.
Which rate schedules does it use?
| Dutiable value | Duty |
|---|---|
| Up to $18,000 | $1.25 for every $100 (minimum $20) |
| Over $18,000 to $38,000 | $225 plus $1.50 for every $100 over $18,000 |
| Over $38,000 to $103,000 | $525 plus $1.75 for every $100 over $38,000 |
| Over $103,000 to $387,000 | $1,662 plus $3.50 for every $100 over $103,000 |
| Over $387,000 to $1,290,000 | $11,602 plus $4.50 for every $100 over $387,000 |
| Over $1,290,000 to $3,870,000 | $52,237 plus $5.50 for every $100 over $1,290,000 |
| Over $3,870,000 | $194,137 plus $7.00 for every $100 over $3,870,000 |
| Dutiable value | Duty |
|---|---|
| Up to $25,000 | 1.4% of the dutiable value |
| Over $25,000 to $130,000 | $350 plus 2.4% of the value over $25,000 |
| Over $130,000 to $960,000 | $2,870 plus 6% of the value over $130,000 |
| Over $960,000 to $2,000,000 | 5.5% of the dutiable value |
| Over $2,000,000 | $110,000 plus 6.5% of the value over $2,000,000 |
| Dutiable value | Duty |
|---|---|
| Up to $5,000 | Nil |
| Over $5,000 to $75,000 | $1.50 for each $100, or part of $100, over $5,000 |
| Over $75,000 to $540,000 | $1,050 plus $3.50 for each $100, or part of $100, over $75,000 |
| Over $540,000 to $1,000,000 | $17,325 plus $4.50 for each $100, or part of $100, over $540,000 |
| Over $1,000,000 | $38,025 plus $5.75 for each $100, or part of $100, over $1,000,000 |
| Dutiable value | Duty |
|---|---|
| Up to $120,000 | $1.90 for each $100, or part of $100 |
| Over $120,000 to $150,000 | $2,280 plus $2.85 for each $100, or part of $100, over $120,000 |
| Over $150,000 to $360,000 | $3,135 plus $3.80 for each $100, or part of $100, over $150,000 |
| Over $360,000 to $725,000 | $11,115 plus $4.75 for each $100, or part of $100, over $360,000 |
| Over $725,000 | $28,453 plus $5.15 for each $100, or part of $100, over $725,000 |
| Dutiable value | Duty |
|---|---|
| Up to $3,000 | $50 |
| Over $3,000 to $25,000 | $50 plus $1.75 for each $100, or part of $100, over $3,000 |
| Over $25,000 to $75,000 | $435 plus $2.25 for each $100, or part of $100, over $25,000 |
| Over $75,000 to $200,000 | $1,560 plus $3.50 for each $100, or part of $100, over $75,000 |
| Over $200,000 to $375,000 | $5,935 plus $4.00 for each $100, or part of $100, over $200,000 |
| Over $375,000 to $725,000 | $12,935 plus $4.25 for each $100, or part of $100, over $375,000 |
| Over $725,000 | $27,810 plus $4.50 for each $100, or part of $100, over $725,000 |
Owner-occupiers get a second schedule in some states. Victoria applies principal place of residence rates to a home valued up to $550,0007, and Queensland applies home concession rates13 to a residence you move into. Western Australia has a concessional rate for a home where the whole property is worth no more than $200,00023.
The Northern Territory uses a formula, not brackets, up to $525,000: duty equals 0.06571441 times V squared, plus 15 times V, where V is the value divided by 1,000. Above that it is a flat percentage of the whole value26.
How is the rounding handled?
- Revenue NSW: Revenue NSW states each rate 'for every $100', and its worked examples multiply the exact amount over the bracket floor by the rate, with no rounding up to the next $100.
- Queensland Revenue Office: QRO charges each rate 'for each $100, or part of $100'.
- Government of Western Australia, Department of Treasury and Finance: WA states each rate 'per $100 or part thereof'.
- State Revenue Office Tasmania: SRO Tasmania states each rate 'for every $100, or part'.
- Northern Territory Legislation: The Stamp Duty Act gives the formula in dollars and states no rounding, so the result is rounded to the nearest dollar.
Where an office charges "for each $100, or part of $100", the calculator rounds the amount over the bracket floor up to the next $100 before applying the rate, as that office does. Victoria states no rounding rule on its rate pages. Every result is rounded to the nearest dollar.
What about South Australia and the ACT?
Their revenue office pages refused our automated checks, so we could not confirm the current rate tables from the source, and the calculator does not estimate them. It shows what we last confirmed about first home relief in South Australia20 and the ACT25, and links to each official calculator.
| Jurisdiction | Official tool or page |
|---|---|
| New South Wales | Revenue NSW transfer duty rates |
| Victoria | SRO Victoria land transfer duty rates |
| Queensland | QRO transfer duty estimator |
| South Australia | RevenueSA stamp duty calculator |
| Western Australia | WA transfer duty rates and calculator |
| Tasmania | SRO Tasmania rates of duty |
| Australian Capital Territory | ACT Revenue Office conveyance duty |
| Northern Territory | NT conveyance duty calculator |
What does it leave out?
Foreign purchaser surcharges are not added. They are large: New South Wales charges surcharge purchaser duty of 9% of the dutiable value5, Victoria adds 8%11 and Queensland adds 8%19. Off-the-plan, pensioner and part-interest rules are not modelled either.
First home relief also comes with residence conditions the calculator cannot check. NSW asks you to move in within 12 months after settlement and stay 12 continuous months4. Victoria asks for 12 continuous months within 12 months of settlement10, and so does its principal place of residence concession8. Queensland asks you to move in within 1 year of settlement17, and from 1 August 2026 its home concessions also need you to be an Australian citizen, permanent resident or specified foreign retiree18.
Use the figure to budget. Your conveyancer or solicitor confirms the duty before settlement.