This calculator uses each state and territory's published transfer duty rates and first home buyer concessions as at October 2026, and the foreign buyer surcharge where one applies. Duty is generally worked out on the higher of the price and the market value. It's an estimate, so confirm the final figure with your conveyancer before you sign.
First home buyers and foreign buyers, state by state
| State | First home buyers | Foreign buyer surcharge |
|---|---|---|
| NSW | No duty on a home up to $800,000, with a reduced amount to $1 million. Vacant land: none to $350,000, reduced to $450,000. | 9% |
| VIC | No duty up to $600,000, with a sliding-scale concession to $750,000. | 8% |
| QLD | No duty on a new home or vacant land at any price. Established homes: none to $700,000, reduced to $800,000. | 8% |
| WA | No duty on a home up to $600,000, concessional rate to $800,000. Vacant land: none to $450,000, concessional to $550,000. | 7% |
| SA | No duty on a new home, or land to build one, at any price. No relief on established homes. | 7% |
| TAS | The established home exemption ended on 30 June 2026. Grants may apply to new homes. | 8% |
| ACT | No duty at any price for eligible buyers under the Home Buyer Concession Scheme, with no income test from 1 July 2026. | None |
| NT | No general concession. New house and land packages may be exempt, and grants are available. | None |
If you're moving in but it isn't your first home
Some states charge less when you'll live in the property. Queensland has its home concession rates, Victoria has a principal place of residence concession up to $550,000, Western Australia has a concessional rate for homes up to $200,000, and the ACT has lower owner-occupier rates. The other states charge general rates whether you live there or not.
Eligibility
First home concessions generally require that you've never owned a home before (in the ACT, not in the last five years), that you move in within a year of settlement and live there for a set period, and in most states that at least one buyer is an Australian citizen or permanent resident. Foreign buyers generally can't use first home or owner-occupier concessions. First home owner grants are separate from stamp duty and vary by state.
Registration fees
On top of duty, the land registry charges fees to register the transfer and your mortgage. For Queensland the calculator includes them: $248.04 to register a transfer plus $46.56 for each $10,000 (or part of $10,000) over $180,000, and $248.04 to register a mortgage. For other states, your conveyancer will confirm the fees.
