What the calculator covers

This calculator applies one current general transfer-duty scale to the dutiable value you enter. It includes schedules for NSW, Victoria, Queensland, Western Australia and South Australia, matching the state keywords supplied for this site. The rates were checked against the relevant revenue authority pages on 14 July 2026. NSW uses its 2026–27 thresholds; the other state pages describe their current general schedules.

The base result excludes concessions and most special treatments. You can add a foreign-buyer surcharge percentage only after confirming that it applies to the purchaser, property and transaction. You can enter a concession as a dollar reduction only after calculating it through the official state service or obtaining professional confirmation. The net duty cannot fall below zero. Registration, legal and other acquisition costs remain separate from duty so the settlement estimate is auditable.

Dutiable value comes before the rate table

Duty is not always calculated on the advertised or negotiated price alone. Revenue NSW describes dutiable value as generally the greater of the purchase price and market value. Victoria similarly says it is usually the price paid or market value if higher. RevenueSA states that stamp duty is paid on market value or purchase price, whichever is higher. Non-arm’s-length transfers, gifts, transfers between related parties and transactions containing non-cash consideration can therefore require a valuation.

A mortgage does not reduce dutiable value. Loan funds appear only in the buyer-cash section. If an $850,000 property is funded with a $680,000 loan, duty is still calculated on the relevant $850,000 value. The calculator subtracts the loan after adding property value, net duty and other costs, which produces an estimated cash requirement rather than pretending the deposit is the only settlement cash needed.

General rate schedules used

Several schedules use wording such as “for every $100 or part thereof”. This page performs the mathematical bracket formula on dollars and rounds the displayed estimate to whole Australian dollars. An official system can apply statutory rounding and transaction-specific rules differently. Even a small discrepancy should be reconciled before funds are arranged.

NSW premium residential duty

For 1 July 2026 to 30 June 2027, Revenue NSW lists general thresholds ending at $1,290,000 and a premium residential threshold of $3,870,000. When NSW and the residential treatment are selected, this page uses $194,137 plus 7% of value over $3,870,000. When general treatment is selected, it continues the general 5.5% marginal rate. The choice is a scenario control, not a legal classification of the land.

Premium duty can require apportionment when residential land has business use or exceeds two hectares. The simple page does not ask for those proportions. Use the official calculator or professional assessment for mixed use, multiple parcels, aggregated transactions or landholder acquisitions.

Concessions and foreign purchaser surcharges

First-home and principal-residence concessions differ substantially. Queensland has separate home, first-home, first-home new-home and first-home vacant-land concessions. Victoria applies different principal-place and first-home outcomes within qualifying value bands. Western Australia changed first-home settings during 2026 and noted further legislative changes. South Australia and NSW operate their own assistance arrangements. A single national toggle would conceal too many eligibility rules, so this calculator requires a verified dollar concession.

Foreign-purchaser surcharges also vary. Victoria’s information identifies an 8% additional duty for a foreign purchaser, Queensland describes an 8% additional foreign acquirer duty, Western Australia describes 7%, and South Australia provides a foreign ownership surcharge. Definitions can cover companies and trusts, interests can be apportioned, and exemptions may exist. Entering a percentage here merely multiplies dutiable value; it does not decide foreign status or eligibility.

Build a complete settlement funding plan

Transfer duty is only one acquisition cost. Registration and lodgement fees can be based on value or transaction type. Conveyancing, legal advice, searches, inspections, loan establishment, valuation, mortgage registration and settlement adjustments may apply. Buyers may also need immediate repairs, insurance and moving funds. Enter confirmed amounts in the separate fields and maintain evidence for each estimate.

Total acquisition cash before loan adds the dutiable value, estimated net duty and the three cost fields. Buyer cash after loan subtracts the loan funds. This is not the lender’s required contribution because a lender can exclude some costs, use a different valuation, limit the loan-to-value ratio or retain funds. It also does not include ongoing mortgage repayments, council rates or land tax.

State comparison needs caution

Selecting different states at the same property value can illustrate general-rate differences, but it is not a complete relocation comparison. Property markets, first-home rules, registration fees, land tax, insurance and legal requirements differ. The same property use may not qualify for the same concession. Compare official assessed scenarios with consistent contract dates and purchaser facts.

Rates can change at state budgets or at indexed annual dates. NSW explicitly adjusts thresholds annually for CPI. Record the schedule date with any decision. If the contract date is before the current rate period, use historical rates rather than this page. If settlement occurs later, the contract date or transfer date rule specified by the state can determine the applicable schedule.

This version does not include Australian Capital Territory conveyance duty, Tasmanian property transfer duty or Northern Territory conveyancing charges because those exact state intents were not in the supplied keyword group. Do not substitute another state’s result. A buyer in those jurisdictions should use the relevant official revenue calculator. Likewise, vehicle registration duty, insurance duty, landholder duty and ongoing land tax are separate liabilities even when people informally call several of them stamp duty.

Before exchange, prepare a settlement buffer rather than funding exactly the displayed total. Rates, adjustments, valuation, registration fees and lender disbursements can change. Ask the conveyancer for a written estimate identifying duty, registration, professional fees and settlement adjustments. Compare that document line by line with the envelope above, update each input, and keep the official assessment as the final authority.

Frequently asked questions