Stamp Duty Calculator: All 8 States and Territories

Written by Nathan Vecchio, Mortgage Broker.

Use our Queensland stamp duty calculator to estimate transfer duty, then check which concession fits your purchase. A first home buyer, an existing homeowner and an investor can pay very different amounts for the same property.

On a $750,000 established home, an eligible first home buyer pays $10,925 in Queensland transfer duty. An eligible buyer using the ordinary home concession pays $19,600, while an investor without a concession pays $26,775. These figures exclude registration fees and any foreign buyer surcharge.

What is stamp duty in Queensland?

Stamp duty is the common name for transfer duty. Queensland generally charges it on the higher of the purchase price and the property's unencumbered market value. A lower price agreed between family members does not automatically mean less duty.

The buyer usually pays. A concession reduces the duty you owe; it is not extra cash paid into your deposit account. I would confirm the concession before setting your offer limit, especially if your savings need to cover both the deposit and buying costs.

How Queensland stamp duty is calculated

Choose Queensland, enter the property value and select the correct property type and intended use. Enter the contract or liability date, because the rules that apply depend on it. Check your first home buyer answers, and confirm an older contract with the Queensland Revenue Office (QRO) calculator.

Standard transfer duty rates

For a $750,000 purchase without a concession, the calculation is $17,325 + ($210,000 / $100 x $4.50) = $26,775. Check the QRO general rates for the applicable scale.

First home buyer concessions

For contracts from 1 May 2025, eligible first home buyers of a qualifying new home or vacant residential land to build their first home can receive a full duty concession with no property-value cap. A renovated property must meet QRO's definition of a new home.

For an established first home, eligible buyers pay no duty up to $700,000. The first home concession reduces above $700,000 and ends at $800,000. At $800,000 or more, the ordinary home concession may still apply.

Check the separate rules for established homes, new homes and vacant land. The property type changes the answer.

Who pays Queensland stamp duty?

First home buyers are not the only buyers who can receive a concession. If you buy your next home to live in, the ordinary home concession can reduce duty on the first $350,000 of value. It can save up to $7,175 compared with general rates.

An investment purchase generally uses the standard scale. Foreign purchasers can also owe Additional Foreign Acquirer Duty (AFAD), currently 8% of the dutiable value of their interest in residential property. Mixed ownership needs a separate calculation for each buyer's interest.

Other exemptions can apply to qualifying spouse transfers, deceased estates and relationship breakdowns. They are not automatic: your solicitor should check the transaction documents and eligibility.

Is stamp duty part of my deposit?

Duty is a buying cost on top of the amount you contribute towards the price. Your savings may need to fund both. Allow for the duty separately when working out your savings target.

For example, on a $750,000 established Queensland first home with a 10% deposit:

If the same buyer qualifies for the new-home concession, the duty component is $0. If they do not qualify for either concession, the budget changes again.

Use the deposit calculator and lenders mortgage insurance (LMI) calculator to check the remaining costs. Our home affordability guide explains how the loan, deposit and purchase price fit together. A bank's maximum loan also depends on its valuation and your ability to repay.

Stamp duty costs compared: first home buyers, investors and foreign buyers

These examples use a $750,000 Queensland residential purchase under current rules, with one buyer acquiring the whole property. Registration fees are excluded.

The first home buyer and ordinary homeowner figures use QRO's concession rates. A domestic investor does not pay AFAD simply because the purchase is an investment.

Can I get stamp duty rebates or concessions?

Check eligibility before signing. For transactions from 1 August 2026, Queensland's home concessions require the claimant to be an Australian citizen, permanent resident or specified foreign retiree. Earlier transactions use the earlier rules. Citizenship alone doesn't confirm full eligibility.

First home claims also have previous-ownership, age, property and occupation tests. For a home, you generally need to move in with your belongings and live there daily within 12 months of settlement. For vacant land, you generally need to build and move into the home within 2 years of settlement.

Selling, transferring or leasing the property can affect the concession. Current rules allow some renting of a room after you move in, but that does not make a whole-property investment eligible. Check QRO's requirements before changing how you use the property.

If buying together, each person's history and share matter. One buyer may qualify for a first home concession while the other qualifies only for the ordinary home concession, or neither.

When do I need to pay stamp duty?

Ask your solicitor for the duty due date before planning your payments. Queensland's lodgement and payment deadlines depend on when liability arises and how the transaction is assessed. Your solicitor or conveyancer should confirm the actual due date and when they need cleared funds.

Use QRO's lodgement and payment guidance and your assessment notice. Duty may need to be paid before settlement. Our home loan process guide explains the other steps to coordinate.

Why does Queensland charge stamp duty?

Transfer duty is a state tax on specified transactions. It contributes to Queensland revenue. It is separate from lender fees and is not a charge your broker or bank can waive.

The Queensland First Home Owner Grant is a separate cash benefit. The $30,000 grant continues for eligible contracts from 1 July 2026 and applies to qualifying new homes valued below $750,000. Grant approval does not automatically prove duty-concession eligibility.

Other government fees when buying a home in Brisbane

Even with $0 duty, you can still owe transfer registration and mortgage registration fees. These are different charges. Use the current Titles Queensland fee schedule instead of relying on an old flat-dollar estimate.

Allow for conveyancing, inspections, lender fees, rates and water adjustments, moving costs and a cash reserve. Our guide to hidden buying costs walks through the budget categories.

How NSW stamp duty rules differ

NSW has different thresholds. Eligible first home buyers can receive a full exemption on homes up to $800,000, with a concession above $800,000 and below $1 million. Vacant land is exempt up to $350,000, with a concession above that and below $450,000. These thresholds apply from 1 July 2023. The scheme's other conditions also apply.

The former First Home Buyer Choice property-tax option closed to new applications on 1 July 2023. It is not an option for a new purchase today.

Use our NSW stamp duty guide for NSW rates, worked examples and eligibility. Our first home buyer stamp duty guide compares the states and territories.

First home buyer duty across all 8 states and territories

This is a guide to current headline rules, not an eligibility decision. Contract dates, settlement dates and residence requirements matter. See our first home buyer stamp duty guide for the detailed checks.

ACT calculator limitation: the current tool can understate ordinary ACT duty. Use ACT Revenue's official rates or calculator for your ACT budget until the calculation is corrected. The eligibility summary below does not make the calculator an eligibility assessment.

Buying in the ACT instead?

For transactions from 1 July 2026, eligible ACT Home Buyer Concession Scheme buyers pay $0 conveyance duty without an income threshold or property-value cap. The 5 year ownership-history test for buyers and domestic partners still applies, with limited exceptions, and so do the residence requirements.

A buyer who does not qualify still needs the applicable ACT duty calculation. Ordinary owner-occupier and non-owner-occupier rates differ. Check ACT Revenue's eligibility rules and current rates. Earlier contracts use the earlier rules.

Queensland stamp duty FAQs

Our NAB review and CommBank review explain deposit and loan features worth comparing. The lender's policy does not change the state tax rules.

More resources for first home buyers

• Queensland First Home Owner Grant
• How to buy a house
• Saving a house deposit
• First Home Super Saver Scheme

This is general information. Have your solicitor confirm the duty calculation and concession eligibility for your transaction.

Official stamp duty references

Duty information checked on 12 September 2026. The transaction date and each buyer's circumstances determine which rules apply.

• QRO: general transfer duty rates
• QRO: home concession rates
• QRO: first home concession
• QRO: first home new home concession
• QRO: first home vacant land concession
• QRO: ordinary home concession
• QRO: lodging and paying duty
• Queensland: First Home Owner Grant
• Titles Queensland: current fees
• Revenue NSW: First Home Buyers Assistance Scheme
• Revenue NSW: First Home Buyer Choice closure
• ACT Revenue: Home Buyer Concession Scheme
• ACT Revenue: current conveyance duty rates
• Victoria: first home buyer duty relief
• RevenueWA: first home owner rate
• RevenueSA: first home buyer relief
• Tasmania: established-home duty relief dates
• NT: house-and-land package exemption