Stamp duty calculator — by state (2025-26)
Last reviewed:
Transfer duty is a state tax with eight different rate structures. Pick a state, enter a price, and we'll show the duty payable with first-home buyer concessions and foreign-buyer surcharges applied where relevant.
Revenue NSW administers transfer duty in New South Wales.
Base duty
$35,029.00
FHB concession
−$0.00
Foreign surcharge
+$0.00
Total payable
$35,029.00
Effective rate: 3.9%
On a $900,000.00 residential property in New South Wales, transfer duty of $35,029.00 is payable on settlement. Add this to your purchase budget — it is not part of the loan and is generally due within 3 months of the contract date (state rules vary).
Owning property also triggers annual land tax in most states once the land value crosses the state threshold (PPOR usually exempt). See the state tax comparison for combined stamp duty + land tax + payroll tax burden.
Last reviewed: · Source: Revenue NSW
How we calculate this — NSW
Source: Revenue NSW — transfer duty schedule, FY 2025-26 (verified ).
| Dutiable value | Base duty | Marginal rate |
|---|---|---|
| $0.00 – $17,000.00 | $0.00 | $1.25 per $100 |
| $17,000.00 – $36,000.00 | $212.00 | $1.50 per $100 |
| $36,000.00 – $97,000.00 | $497.00 | $1.75 per $100 |
| $97,000.00 – $364,000.00 | $1,564.00 | $3.50 per $100 |
| $364,000.00 – $1,212,000.00 | $10,909.00 | $4.50 per $100 |
| $1,212,000.00 – $3,636,000.00 | $49,069.00 | $5.50 per $100 |
| $3,636,000.00 and above | $182,389.00 | $7.00 per $100 |
Calculation for $900,000.00 (New South Wales, FY 2025-26):
$10,909.00 + ($900,000.00 − $364,000.00) × 4.50%
= $10,909.00 + $24,120.00
= $35,029.00 base duty
Third-party tools may quote a slightly different figure due to indexation timing, rounding conventions, or schedule revisions between state Budgets. This calculator uses the published Revenue NSW schedule as at the date last verified above. Discrepancies of a few hundred dollars on values near a bracket boundary are normal — reconcile against the source link before signing a contract.
Same property across all 8 states
Duty payable on $900,000.00 given current inputs.
| State | Base duty | FHB concession | Foreign surcharge | Total | Effective rate | Source |
|---|---|---|---|---|---|---|
| NSW | $35,029.00 | — | — | $35,029.00 | 3.9% | Revenue NSW |
| VIC | $49,070.00 | — | — | $49,070.00 | 5.5% | Revenue Office Victoria |
| QLD | $33,525.00 | — | — | $33,525.00 | 3.7% | Queensland Revenue Office |
| WA | $37,465.50 | — | — | $37,465.50 | 4.2% | RevenueWA |
| SA | $43,330.00 | — | — | $43,330.00 | 4.8% | RevenueSA |
| TAS | $35,685.00 | — | — | $35,685.00 | 4.0% | Revenue Office Tasmania |
| ACT | $28,604.00 | — | — | $28,604.00 | 3.2% | ACT Revenue Office |
| NT | $38,487.50 | — | — | $38,487.50 | 4.3% | Territory Revenue Office |
All eight schedules last reviewed . Each "Source" link opens the relevant state revenue office's current rate page in a new tab — these change at every state Budget, so verify before signing a contract.
Looking at total state tax burden (stamp duty + land tax + payroll tax)? See the state tax comparison.