Australia's clearest 2025–26 transfer-duty calculator. First-home-buyer concessions, foreign-purchaser surcharge, and the total cash you actually need to buy — not just the duty.
Stamp duty — officially transfer duty — is a one-off tax your state or territory charges when property changes hands. It's the single biggest upfront cost of buying after your deposit, and it climbs steeply with price on a sliding scale. Each state sets its own brackets, its own first-home-buyer concessions, and its own foreign-purchaser surcharge, which is why the same $750,000 home can cost very different duty in Sydney, Melbourne or Brisbane.
This calculator applies each state's current 2025–26 schedule, then adds the other cash costs of settling — transfer and mortgage registration fees, conveyancing, inspections and lenders mortgage insurance if your deposit is under 20% — so you see the real cash you need on top of your deposit, not just the duty in isolation.
Most states fully waive duty for first-home buyers under a value threshold and taper a concession above it (often only for new builds or up to a price cap). Tick first-home buyer and the calculator applies the current exemption and concession for your state, and shows what you save.
If you're not an Australian citizen or permanent resident, most states add a foreign-purchaser surcharge — commonly 7–8% of the price — on top of normal duty. Tick foreign purchaser to include it.
It depends on the state — roughly $20,000–$40,000 for a standard buyer. Select your state above to see the exact figure, and tick first-home buyer if it applies (many pay $0 under the cap).
Not directly — duty is paid at settlement from your own funds, so it's part of the cash you need alongside your deposit. Some buyers borrow a little more elsewhere to cover it, which is why the "total cash to buy" figure matters.
In several states, yes — below a value threshold first-home buyers are fully exempt, with a sliding concession above it. The thresholds and whether it must be a new build vary by state.
It uses each state revenue office's current 2025–26 transfer-duty schedule. Other costs (conveyancing, LMI, inspections) are typical estimates. Always confirm the exact duty with your state revenue office or conveyancer before you commit.