Stamp duty is usually the biggest upfront cost after the deposit. Each state sets its own rates and first home buyer rules, and several changed in 2025 and 2026.
Rates checked against ATO and official sources on 26 September 2026. How we calculate
Results update as you type.
Stamp duty in NSW$32,437General rates · 3.82% of the price
Duty at general rates
$32,437
Duty payable
$32,437
First Home Buyers Assistance Scheme: no duty on homes up to $800,000; concessional duty up to $1,000,000. Vacant land: no duty up to $350,000; concession up to $450,000. Official details.
Duty is charged on the price (or market value, if higher) using the state's sliding scale, usually in steps per $100. We then apply concessions:
First home buyers: NSW (no duty to $800,000), VIC ($600,000), QLD (new homes exempt; established homes to $700,000), WA ($600,000), SA (new homes and land), and the ACT (no duty from 1 July 2026 for eligible buyers).
Owner-occupiers: QLD's home concession rate, VIC's principal place of residence rate, and ACT owner-occupier rates.
Foreign purchasers pay a surcharge of 7–9% in most states.
Each state page shows whether its figures were checked against the official revenue office site or taken from secondary sources.
For a $700,000 established home bought by an investor, the ACT and Queensland come in below NSW, and all three are well below Victoria. First home buyer rules change the picture completely. Use the calculator for your price.
When is stamp duty paid?
Usually at or before settlement, within a deadline set by each state (for example, within 3 months of the contract in NSW).