Free tool · 2026–27 rates 

Stamp Duty Calculator

Slide to your purchase price and see the transfer duty on your home in Victoria or NSW, including first home buyer concessions and foreign purchaser surcharges.

How much stamp duty will you pay?

Estimate your stamp duty

Where are you buying?

The higher of the price you pay and the property's market value. For vacant land, the land value.

$
$100,000$3,000,000

Type directly into the box for a value above $3,000,000.

Property type
Your circumstances

Duty is calculated at the standard rate unless a concession applies. Turn on only what you're confident of — each term is defined below.

* Owner-occupier. Victoria's principal place of residence concession applies to dutiable values up to $550,000, where you move in within 12 months and stay at least 12 months — check the SRO criteria.

* Owner-occupier. New South Wales has no owner-occupier rate reduction — the standard schedule applies whether you live in the property or rent it out. It still matters here, because you must intend to occupy the property to qualify for first home buyer relief.

* First home buyer. Eligibility is not simply "I haven't bought before" — there are tests on prior ownership, residency, citizenship and how long you live there. Confirm before you rely on it: SRO Victoria — first home buyers. Revenue NSW — First Home Buyers Assistance Scheme.

* Foreign purchaser. "Foreign person" is a defined term and is not the same as "not an Australian citizen" — permanent residents, some visa holders, trusts and companies are each treated specifically: SRO Victoria — foreign purchaser additional duty. Revenue NSW — surcharge purchaser duty. A foreign person cannot claim first home buyer relief in either state, so this calculator will not apply both at once.

Your estimate — Victoria
$40,070
Estimated land transfer duty · 5.3% of property value
First home buyer concession reduces your duty by $0
 
Property value $750,000
Duty at the standard rate $40,070
Concession $0
Foreign purchaser additional duty (8%) $0
 
Estimated duty payable $40,070
 
 
Check this on the SRO calculator Talk to a property lawyer
An estimate for guidance only — not legal, tax or financial advice, and not a duty assessment. Your conveyancer or the State Revenue Office confirms the figure you actually pay.
Important

Please don't rely on this figure.

This calculator provides a general estimate only. It is not legal, tax or financial advice, it is not a duty assessment, and it does not create a lawyer–client relationship.

It models the standard 2026–27 rate schedule published by the State Revenue Office Victoria, together with the principal place of residence concession, the first home buyer exemption and concession, and foreign purchaser additional duty. It does not account for off-the-plan purchases, mixed foreign and Australian ownership, pensioner or concession cardholder relief, deceased estates, transfers between spouses or partners, relationship breakdowns, or any other exemption or concession.

It models the standard 2026–27 CPI-indexed bracket schedule published by Revenue NSW, together with the First Home Buyers Assistance Scheme and surcharge purchaser duty. It does not account for off-the-plan purchases or deferral, mixed foreign and Australian ownership, deceased estates, transfers between spouses or partners, relationship breakdowns, or any other exemption or concession.

Duty is charged on dutiable value, which may exceed the price you pay. Rates, thresholds and eligibility criteria change. Before you sign a contract or budget on a figure, confirm the amount with the State Revenue Office VictoriaRevenue NSW and with your conveyancer or solicitor.
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Official sources

Check your figure with the SRO.

Check your figure with Revenue NSW.

The State Revenue Office runs the assessment and publishes its own calculator. Ours is a starting point for your budget. Theirs is the one that counts — use it before you sign anything.

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Official duty calculator

The SRO's own land transfer duty calculator.

Visit page →

Every concession and exemption

The full list, including pensioner and concession cardholder relief.

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First home buyer relief

Exemption to $600,000, concession to $750,000, and the eligibility tests.

Visit page →

Off-the-plan concession

Not modelled here — go straight to the SRO.

Visit page →

Foreign purchaser additional duty

Who counts as a foreign person, and how the 8% applies.

Visit page →

Other relief may apply that this calculator knows nothing about — pensioner and concession cardholder relief, deceased estate transfers, transfers between spouses and partners, and relationship breakdown exemptions. The SRO list above is the complete picture. If anything on it might describe you, Talk to us before you exchange.

What the estimate includes.
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What's in the number

  • Standard land transfer duty on the 2026–27 Victorian schedule
  • The first home buyer exemption to $600,000 and the sliding concession to $750,000
  • The principal place of residence rate, up to $550,000
  • Foreign purchaser additional duty at 8%, where every buyer is a foreign person
  • Standard transfer duty on the 2026–27 CPI-indexed New South Wales brackets
  • The First Home Buyers Assistance Scheme — exemption to $800,000, concession to $1,000,000
  • The lower first home buyer thresholds for vacant land — $350,000 and $450,000
  • Surcharge purchaser duty at 9%, where every buyer is a foreign person
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What's left out

  • Off-the-plan concessions
  • Purchases where some buyers are foreign and some are not
  • Pensioner and concession cardholder relief
  • Deceased estate, spousal and relationship breakdown transfers
  • The First Home Owner Grant — separate money paid at settlement, not a duty concession
  • Registration fees, adjustments and your conveyancing costs
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What moves the number

  • Dutiable value — the higher of price and market value, not simply what you agreed to pay
  • Whether you'll live in it, and for how long — it changes both the rate and your first home buyer eligibility
  • Whether you'll live in it — it doesn't change the rate, but it decides your first home buyer eligibility
  • Whether you or your partner have ever owned residential property in Australia
  • The state budget — Victorian thresholds and concessions move with it
  • Your contract date — New South Wales reindexes its brackets every 1 July
 
“Buyers get nervous when the Section 32 isn’t ready. They start to wonder what’s going on behind the scenes, Being prepared early isn’t just smart , it helps buyers feel confident about your property.”
Principal Solicitor Lindel Enticott.

How stamp duty works.

Stamp duty - land transfer duty, in Victoria is a state tax on the transfer of property. For most buyers it's the largest upfront cost after the deposit.

Stamp duty - transfer duty, in New South Wales is a state tax on the transfer of property. For most buyers it's the largest upfront cost after the deposit.


It's charged in brackets on the dutiable value, which is the higher of what you pay and what the property is worth. Each state sets its own brackets, so the same purchase attracts materially different duty on either side of the border.

Who you are matters as much as what you pay. First home buyers pay no duty up to $600,000 and a reduced amount to $750,000. Owner-occupiers pay a lower rate below $550,000. Foreign purchasers pay an additional 8% on top of the standard duty, and cannot claim first home buyer relief.

Who you are matters as much as what you pay. First home buyers pay no duty up to $800,000 and a reduced amount to $1,000,000. There is no separate owner-occupier rate, investors and owner-occupiers pay the same. Foreign purchasers pay an additional 9% on top of the standard duty, and cannot claim first home buyer relief.

Duty usually can't be added to your loan. Budget it alongside the deposit from the day you start looking.

When it's payable

Victoria

Duty is paid at settlement. Your conveyancer settles it through the electronic workspace as part of completing the transfer.

New South Wales

Duty is payable within three months of the contract date, or at completion — whichever comes first. In practice it's paid at or before settlement, because the transfer can't be registered until it has been.

Timing rules have exceptions, including off-the-plan arrangements. Confirm the date that applies to your contract with your conveyancer.

At Prepared, we don’t just complete contracts, we give buyers and sellers clarity, control, and confidence.

Talk to a Property Lawyer
 

Common questions.

Important

Please don't rely on this figure.

This calculator provides a general estimate only. It is not legal, tax or financial advice, it is not a duty assessment, and it does not create a lawyer–client relationship.

It models the standard 2026–27 rate schedule published by the State Revenue Office Victoria, together with the principal place of residence concession, the first home buyer exemption and concession, and foreign purchaser additional duty. It does not account for off-the-plan purchases, mixed foreign and Australian ownership, pensioner or concession cardholder relief, deceased estates, transfers between spouses or partners, relationship breakdowns, or any other exemption or concession.

It models the standard 2026–27 CPI-indexed bracket schedule published by Revenue NSW, together with the First Home Buyers Assistance Scheme and surcharge purchaser duty. It does not account for off-the-plan purchases or deferral, mixed foreign and Australian ownership, deceased estates, transfers between spouses or partners, relationship breakdowns, or any other exemption or concession.

Duty is charged on dutiable value, which may exceed the price you pay. Rates, thresholds and eligibility criteria change. Before you sign a contract or budget on a figure, confirm the amount with the State Revenue Office VictoriaRevenue NSW and with your conveyancer or solicitor.
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