Property Buying Cost Calculator
Total upfront cash to buy: deposit, stamp duty, LMI estimate, conveyancing, inspections, government fees.
Stamp Duty Calculator
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How this stamp duty calculator works
Stamp duty (officially "transfer duty" in most states) is a progressive tax on the dutiable value of a property transfer. Each state publishes a bracketed schedule — the rate increases as the price rises. The calculator uses each state's published 2026 schedule and applies the buyer-type concession where the state offers one.
First-home buyer concessions in NSW, VIC, QLD, WA, SA, TAS, and ACT all have price thresholds and property-type eligibility. The largest threshold gap is NSW (exemption to $800k) vs VIC (exemption to $600k) — at a $750k first-home purchase, NSW pays $0 and VIC pays around $40,000.
What this calculator excludes: foreign-buyer surcharges (8-9% in most states), off-the-plan concessions, principal-place-of-residence concessions for non-FHBs in VIC, the ACT's Home Buyer Concession Scheme income test, and any state-specific rebates for new builds. For state-specific deep dives see the NSW, VIC, QLD, WA, SA, TAS, ACT, and NT breakdown articles.
Frequently asked questions
Which state schedules are modelled?
All eight Australian jurisdictions: NSW (s33 Duties Act 1997), VIC (Duties Act 2000), QLD (Duties Act 2001), WA (Duties Act 2008), SA (Stamp Duties Act 1923), TAS (Duties Act 2001), ACT (Duties Act 1999), NT (Stamp Duty Act). Schedules are updated when legislation changes, not annually.
Does the calculator include first-home buyer concessions?
Yes, for the states that publish a price-threshold scheme: NSW (full exemption to $800k, sliding to $1M), VIC (exemption to $600k, sliding to $750k), QLD (exemption to $700k for first-home buyers, sliding to $800k), WA, SA, TAS, ACT (Home Buyer Concession Scheme based on income). NT uses a discount-style FHOD instead.
What about foreign-buyer surcharges?
Excluded by default. Most states apply an 8-9% additional surcharge on top of standard duty for foreign purchasers (NSW 9%, VIC 8%, QLD 8%, WA 7%, SA 7%, TAS 8%, ACT 0.75%). NT has no surcharge. Treat the calculator output as a floor if you're a foreign buyer.
Are off-the-plan concessions included?
VIC and SA both publish off-the-plan concessions for apartments meeting specific criteria. The calculator doesn't toggle these by default — for off-the-plan purchases, expect a lower duty figure than the established-property estimate shown.
Why does ACT seem so much lower at high prices?
The ACT is phasing out conveyance duty over 20 years (2012-2032), with annual rates rising to compensate. As of 2026 the ACT schedule is meaningfully lower than NSW/VIC at most price points, but ACT property owners pay more in annual general rates. The calculator shows duty only, not ongoing rates.