Stamp Duty Calculator (NSW, Victoria, Queensland) Widget

Estimate the transfer (stamp) duty on a property in New South Wales, Victoria or Queensland from each revenue office's current scale, with the first home buyer exemptions and concessions, owner-occupier rates where they differ, the foreign purchaser surcharge and a line-by-line working.

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How it works

Pick the state, the dutiable value (the higher of price and market value), the buyer and the property type. NSW uses one 2026-27 scale for everyone, charged per $100 or part, with a premium rate above $3,870,000; first home buyers pay nothing to $800,000 and a sliding concession to $1,000,000 (vacant land $350,000 and $450,000) using the Duties Act s 78A formula. Victoria applies its general rates, the principal-place-of-residence rates up to $550,000 for someone moving in, and for first home buyers no duty to $600,000 and a proportion (value - $600,000) / $150,000 of the duty to $750,000, rounded to the dollar with 50c going down. Queensland applies its general rates to investors, home concession rates to owner-occupiers, deducts the first home concession amount for an established home under $800,000 and removes duty entirely for a first home buyer's new home or vacant land. A foreign purchaser adds 9% in NSW or 8% in Victoria and Queensland. Revenue NSW's $1,350,000 example returns $55,537.

Calculation method

  • NSW 2026-27: $11,602 + $4.50 per $100 (or part) over $387,000 to $1,290,000; $52,237 + $5.50 over $1,290,000; $194,137 + $7.00 over $3,870,000
  • NSW first home: nil to $800,000; to $1,000,000 duty = N - (1,000,000 - V) / 200,000 x D (D = duty on $800,000)
  • VIC general: $2,870 + 6% over $130,000 to $960,000; 5.5% of the whole value to $2,000,000; $110,000 + 6.5% above
  • VIC first home: nil to $600,000; to $750,000 duty = (V - 600,000) / 150,000 x general duty
  • QLD home concession: $10,150 + $4.50 per $100 over $540,000 to $1,000,000; first home (established) = home concession duty - band amount ($17,350 below $710,000, falling $1,735 per $10,000 to nil at $800,000)
  • Foreign purchaser: + 9% (NSW) or + 8% (VIC, QLD) of the dutiable value

Worked examples

NSW auction purchase

Inputs: NSW; $1,350,000; investor

Result: Total duty $55,537.00

Revenue NSW: $52,237 + ($1,350,000 - $1,290,000) x 0.055 = $55,537.

Queensland first home

Inputs: QLD; $795,000; first home buyer; established home

Result: Total duty $19,890.00

QRO: home concession $21,625 less the $1,735 first home concession amount.

Victorian first home

Inputs: VIC; $700,000; first home buyer

Result: Total duty $24,713.00

General duty $37,070 x (700,000 - 600,000) / 150,000 = $24,713.33, rounded to the dollar.

An estimate for planning, not legal or tax advice. Your conveyancer or the revenue office assesses the duty actually payable.

Limitations

  • Only NSW, Victoria and Queensland; no other state or territory.
  • Eligibility for concessions (residency, living in the home, never owning property, off-the-plan rules) is assumed, not checked.
  • Victoria's off-the-plan concession, pensioner concessions and NSW shared-equity rules are not modelled; mixed residential and business land is treated as residential.
  • Land tax, mortgage registration and transfer fees are not included.

Where publishers use it

  • A Sydney real estate agency listing page showing the duty on the asking price
  • A Melbourne mortgage broker's first-home-buyer guide comparing $590,000 and $700,000 purchases
  • A Brisbane property investor blog contrasting investor and owner-occupier duty on the same house
  • A buyer's advocate site explaining the surcharge a foreign purchaser pays in each state
  • A conveyancer's resources page with a quick cross-check before the settlement statement

Questions

Which states does it cover?

New South Wales, Victoria and Queensland only. Western Australia, South Australia, Tasmania, the ACT and the Northern Territory use different scales and concessions that are not included.

Do owner-occupiers pay less than investors?

In Victoria a home you will live in uses lower principal-place-of-residence rates up to $550,000, and in Queensland the home concession rates apply at any value; NSW charges home buyers and investors the same scale.

How much does a first home buyer save?

NSW: no duty on a home up to $800,000 and a concession to $1,000,000. Victoria: none to $600,000, reduced to $750,000. Queensland: an established home pays the home concession rate less up to $17,350 (nil at $800,000 or more); a new home or vacant land is fully exempt for eligible contracts from 1 May 2025.

What are the foreign purchaser surcharges?

NSW surcharge purchaser duty is 9% of the dutiable value; Victoria's foreign purchaser additional duty and Queensland's additional foreign acquirer duty are 8%. They are charged on top of the ordinary duty.

Why does NSW round up in $100 steps?

The Duties Act charges a rate "for every $100, or part" of the value in the band, so $450,050 is charged as if it were $450,100. Queensland's rates are written the same way.

When do NSW rates change?

The NSW thresholds are indexed to the Consumer Price Index each 1 July; this widget uses the 2026-27 table, which applies to contracts dated from 1 July 2026.

Sources

  1. How to calculate transfer duty - Revenue NSW . 2026/2027 thresholds and rates, premium rate, 9% surcharge purchaser duty and three worked examples. Checked 2026-10-01.
  2. Duties Act 1997 (NSW) - NSW Parliamentary Counsel's Office . s 32 "for every $100 (or part)"; s 78A first home buyer exemption and concession formulas. Checked 2026-10-01.
  3. Land transfer duty - current rates - State Revenue Office Victoria . General rates for contracts from 1 July 2021; PPR rates and first home buyer thresholds on the linked SRO pages. Checked 2026-10-01.
  4. Duties Act 2000 (Vic), version 141 - Victorian Legislation . s 28(1) rounding, s 28A 8% foreign purchaser duty, s 57J PPR rates, s 57JA concession formula. Checked 2026-10-01.
  5. Transfer duty rates and home concession rates - Queensland Revenue Office . Home concession and first home concession tables, $950,000 and $795,000 worked examples, full concessions from 1 May 2025; general rates and 8% AFAD on the linked QRO pages. Checked 2026-10-01.

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A2Z Tools Stamp Duty Calculator (NSW, Victoria, Queensland)
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