Australia Stamp Duty Calculator 2026-27

How does the tool calculate duty?

It looks up the state in a set of tier schedules, finds the tier your price falls in, and adds a fixed base amount to a percentage of the part above that tier’s lower edge. For New South Wales, the tool charges $11,602 plus 4.5% of the price above $387,000, up to $1,290,000. For $750,000 that is $27,937, an effective 3.72%. These are the figures built into this tool, labelled 2026-27 for every state and territory except the ACT, which uses the 1 July 2025 owner-occupier schedule (the 2026-27 table was not confirmed). From 1 July 2026 the ACT also removed the price cap and income test on its Home Buyer Concession Scheme, so eligible ACT buyers may pay no duty; the tool does not model that.

Which first home buyer concessions are included?

Only New South Wales and Victoria. In New South Wales the tool charges no duty at a price of $800,000 or less and tapers the concession in a straight line to nothing at $1,000,000. In Victoria it charges nothing at $600,000 or less and tapers to $750,000. Choosing first home buyer in any other state returns the standard duty and the note “No concession applied”. The tool does not test whether you qualify.

Why does the investor option give the same answer as the owner-occupier option?

Because the code has no surcharges or different schedules by buyer type. Foreign purchaser surcharges, investor-specific rates, vacant land rules, off-the-plan concessions and similar variations are not modelled. If a surcharge or concession applies to your purchase, the real duty can differ from the figure shown.

Does the tool treat all states the same way?

No. New South Wales, Victoria, Queensland, Western Australia, South Australia, the ACT, Tasmania and the Northern Territory each have their own schedule in the code, and the Northern Territory uses a quadratic formula based on the value in thousands of dollars up to $525,000 and a flat 4.95% of the whole value above it. The ACT schedule is the 1 July 2025 owner-occupier table, not confirmed for 2026-27. On $500,000 the results run from $8,408 in the ACT to $25,070 in Victoria.

Are there price points where the duty jumps?

Yes. In the Victorian schedule the rate changes from a tier formula to a flat 5.5% of the whole price for anything above $960,000 up to $2,000,000, so duty is $52,670 at $960,000 and $52,800 at $960,001. The first home buyer tapers are smooth because the concession is a fraction of the duty. Other tier edges in the tool are continuous: the base amount at each edge equals the previous tier’s result.

What does “Total upfront cost” include?

Only the duty figure. The row repeats the same number to give an upfront cash amount for duty. It does not add legal fees, registration fees, inspections, loan costs or insurance, so the real cost of buying is higher than the figure shown.

How current are the schedules?

The tiers, base amounts and concession prices are the figures built into this tool, labelled 2026-27 apart from the ACT, which uses the 1 July 2025 owner-occupier schedule. Duty schedules and concessions change at least every 1 July, the tool’s tables are not updated automatically, and your state revenue office, conveyancer or a qualified adviser governs what you actually pay. Compare any large number with the revenue office’s own calculator before you rely on it.