Stamp duty, every state, current schedules.
Transfer duty is the largest cost of buying after the price itself and it differs by state, by purpose and by whether it is your first home. This calculator applies each revenue office's current schedule and shows which concession it used and why.
No rates are quoted on this site. Where a rate is needed, you enter the one you have been offered. Nothing here is recorded or sent to us.
At a glance
- You enter
- State, price, whether you will live in it, first home status, property type and residency
- You see
- Duty, the concession applied, any foreign surcharge, transfer and mortgage registration fees, and every state side by side
- Schedules
- 2026-27 as published by each revenue office, verified 7 September 2026, effective dates shown with the result
The method, in the order a lender uses it.
Every figure above comes from these steps and nothing else. If a lender's number differs from ours, one of the items in the second list is usually the reason.
Duty
The state's marginal rate table applied to the dutiable value (price or market value, whichever is higher), then the concession that matches your answers: principal place of residence, home concession, first home buyer, off-the-plan.
Foreign surcharge
A flat percentage of the dutiable value where the state applies one (VIC 8%, NSW 9%, QLD 8%, WA 7%, SA 7%, TAS 8%; none in the ACT or NT). Concessions do not reduce it.
Registration fees
Land titles office fees for registering the transfer and, if financing, the mortgage, from each office's 2026-27 schedule.
Comparison strip
The same inputs run through all eight schedules so the difference between states is visible.
What this tool does not include
- Eligibility is assumed from your answers; each revenue office applies its own tests (citizenship, occupancy period, prior ownership, income in some schemes).
- Pensioner, off-the-plan and regional concessions not listed in the notes, and grants (which are payments, not duty).
- Land tax, which is annual and separate, and any absentee or vacancy surcharges.
- Corporate, trust and SMSF purchasers, and the ACT commercial schedule.
Asked before the calculator, and after it.
Is stamp duty the same as transfer duty?
Yes. Most revenue offices now call it transfer duty or land transfer duty (conveyance duty in the ACT). The tax is charged on the transfer of land and is paid by the buyer, usually at settlement. Stamp duty, in the glossary.
Do first home buyers pay stamp duty?
It depends on the state and the price. Victoria exempts first homes to $600,000, New South Wales to $800,000, Queensland to $700,000 for existing homes and entirely for new homes, Western Australia to $600,000. South Australia exempts new homes only. The ACT exempts eligible buyers at any price from 1 July 2026. Tasmania's relief ended on 30 June 2026.
Does an investor pay more stamp duty than an owner-occupier?
In Victoria, Queensland and the ACT, yes: owner-occupiers have concessional rate tables. In the other states the same table applies to both, and the difference comes from first home concessions that investors cannot claim.
Can stamp duty be added to the loan?
Lenders lend against the property, not the duty, so duty is normally paid from your own funds. Where the loan-to-value ratio allows, some of it can be met from borrowed funds, which is a structure question for the review.
Same discipline, different question.
Each shows its method and its assumptions. None quotes a rate. All six tools.
How much could I borrow?
A lender does not start from the price of the house.
Open Loan repaymentsWhat will the repayments be?
Principal and interest, interest-only for a period, weekly or monthly, with or without extra repayments.
Open Refinance savingsIs switching worth it?
A lower rate is not automatically a saving.
Open Fixed rate endingWhat happens when my fixed rate ends?
When a fixed term ends the loan reverts to the lender's variable rate, and the repayment moves on the day.
Open Development feasibilityDoes the project stack up?
Before a lender, a valuer or a quantity surveyor looks at a project, a developer needs a first answer to one question: what margin is left after every cost, including the cost of the money.
Open
When the number raises a question, ask it.
A finance review starts with a conversation and a written position from Dayan Kasturiratna, who provides the credit assistance on every file. No credit check to start.
Calculators on this page provide estimates for general information only, from the figures you enter and the assumptions shown. They do not take account of your objectives, financial situation or needs, are not credit assistance, an offer or an approval, and should not be relied on without checking with your lender, conveyancer or adviser. Opulent Finance does not provide tax, legal or accounting advice.
