Where are the official stamp duty calculators for each Australian state?

Reviewed 2026-10-24

Use the revenue authority calculator for the state or territory where the property is located, with the relevant date, value and buyer circumstances. Then check concessions and any surcharge separately; another property’s or another year’s figure is not your transaction cost.

Identify the charge you are estimating

Stamp duty on a purchase is commonly described as transfer duty or conveyance duty. It is separate from registration, legal, lending and ongoing ownership costs. A calculator result should be one line in the transaction budget, not a description of every amount payable at settlement. Keep the categories visible so a missing cost is not hidden by an apparently complete total.

The location of the land determines which jurisdiction to investigate. A Sydney resident buying in another state needs that state’s rules. Buyer circumstances, ownership structure and transaction type may affect the calculator inputs. Begin with an accurate description of the transaction rather than choosing the options that produce the most appealing estimate. Where an input is uncertain, record the uncertainty for the professional handling the purchase.

Use the correct date and value

A calculator can require an agreement date, purchase amount or dutiable value. Signing, settlement and occupation do not necessarily describe the same event. Read the authority’s instructions about the relevant date rather than assuming the settlement date controls every question. Rules can change, so a saved result should include the date and inputs used as well as the amount displayed.

A related-party transfer, gift, partial interest or other special arrangement may not fit the ordinary purchase path. The cash paid is not necessarily the only relevant value. Do not infer that paying no money means no duty. A clear statement of the transaction helps an adviser identify the appropriate treatment; experimenting with calculator categories cannot resolve a legal classification that the inputs have not established.

A concession selection is not an approval

First-home concessions and exemptions have jurisdiction-specific requirements. Value limits, property type, occupation and other conditions may matter. A result based on selecting an eligibility box is conditional on the underlying facts being correct. Read the full scheme information, including any ongoing obligations, and establish what evidence is needed. The calculator cannot independently verify a history or intention entered by the user.

Foreign purchaser surcharges and definitions also need their own enquiry. Everyday descriptions of residency are not a substitute for the applicable legal definitions. Joint purchasers, trusts and companies can introduce further questions. This guide deliberately links to current official rules rather than publishing a table of thresholds likely to become stale. Ask the appropriate professional to resolve status and structure questions for the actual parties.

Follow the relevant revenue authority

The links below lead to revenue authorities rather than commercial estimates. If a calculator moves, use that authority’s duty section to find the current version. Keep the inputs, result date and relevant explanatory notes. This provides a reviewable record when a conveyancer or tax professional checks the purchase costs. A screenshot of an amount without inputs can be difficult to reconcile with a later assessment.

Terminology and concession paths differ across jurisdictions. ACT conveyance duty should also be distinguished from ongoing charges; WA and SA have their own transfer-duty and relief pathways. A different label is not a reason to omit a cost. The complete transaction circumstances determine what needs checking, and a single national-looking calculator should not conceal the fact that the rules are administered separately.

Put the result into a transparent budget

Record the duty estimate beside separate legal, registration and finance costs. Keep unconfirmed items identified instead of silently entering zero. If a concession has not been established, do not treat it as money already received or an entitlement already approved. The budget should show which amounts come from an official calculation and which still depend on a quote or eligibility decision.

HouseScan does not recommend an investment location, ownership structure or tax strategy. Its role here is to direct a property enquiry to the appropriate official calculator and make the inputs easier to check. A revenue assessment or transaction-specific professional response remains different from an automated estimate. When an assumption changes, rerun the relevant official calculation and preserve the new context rather than carrying an old amount into the final budget.

What to compare

Input	Check first	Common mistake
Date	The relevant event in official instructions	Always using settlement
Dutiable value	Price and applicable valuation treatment	Entering only cash paid
Concession	Complete conditions and ongoing obligations	Treating a selected box as approval
Surcharge	Legal definitions and ownership structure	Relying on informal residency labels

How HouseScan checks it

HouseScan reports provide state context and official links. They do not approve eligibility, issue an assessment or settle a contractual tax question. An address report can help organise the questions; the authority and professionals handling the transaction determine the applicable amount, relief and reporting requirements.

Check this address

Include the state outside NSW. Reports show missing coverage explicitly.

Questions to take to the right person

Which state, date and value apply to this transaction?
Are all concession conditions and later obligations met?
Do joint buyers or the ownership structure change the treatment?
Are registration and other settlement costs recorded separately?

Sources and further checks

Official maps and calculators can change. The map date, contract and property documents matter.