Stamp Duty Calculator – All States (Australia) – Excel

NEW: Google Sheets edition included. Your download now also has a PDF with a one-click link to make your own Google Sheets copy (same formulas, checked cell by cell against the Excel version).

How much stamp duty will you pay, and what would the same purchase cost in every other state? Enter the price, pick your state and say whether you'll live in it, are a first home buyer or are a foreign purchaser. The workbook gives you the transfer duty to the cent, the effective rate, any concession you save, the foreign purchaser surcharge and the government registration fees, then the same purchase in all 8 states and territories side by side.

• Transfer duty for all 8 states and territories, with rates checked against each state revenue office on 24 October 2026:
• general (investor) rates everywhere;
• owner-occupier rates where a state has them: VIC principal place of residence, QLD home concession, WA homes of $200,000 or less, and the ACT's owner-occupier table.
• First home buyer rules, worked out rather than guessed:
• NSW: no duty to $800,000, and the concession from $800,000 to $1m worked out with the formula in the Duties Act (s 78A). Revenue NSW only publishes a calculator for this band.
• VIC: no duty to $600,000, sliding scale to $750,000.
• QLD: first home concession, and no duty on a new home.
• WA: first home owner rate from 7 May 2026.
• SA: no duty on a new home or off-the-plan, whatever the value.
• ACT: no duty under the Home Buyer Concession Scheme from 1 July 2026 (no income or price limit).
• TAS: the established-home exemption ended for settlements after 30 June 2026, and the workbook says so.
• Off-the-plan and new homes: the WA off-the-plan concession (to 30 June 2028), the ACT off-the-plan unit exemption for owner-occupiers, and the NT house and land package exemption. For VIC's off-the-plan concession, type the reduced dutiable value.
• Foreign purchaser surcharges: NSW 9%, VIC 8%, QLD 8%, WA 7%, SA 7%, TAS 8%. QLD's rule from 1 August 2026, that home concessions are only for citizens and permanent residents, is built in.
• Registration fees for 2026-27: transfer and mortgage fees where we could verify them. For the rest, type the official figure.
• Your official figures: type your conveyancer's or revenue office's figure to replace any estimate.

What's inside: Home page, Dashboard (8 key figures and 2 charts), Inputs, Your Result, All States, Rate Tables (every published table used), Checks, and Notes & Sources (every rule with its source and the date checked). It comes filled in with an example (a first home buyer paying $900,000 in NSW) so you can see how it works.

Works in Microsoft Excel and LibreOffice. Instant download.

Built and checked by a CPA. Every formula tested against a separate calculation.

Designed by Plain Numbers Co with the help of AI tools. Listing images are designed previews of the actual file.

30-DAY MONEY-BACK GUARANTEE: if it doesn't work for your situation, message us within 30 days. We'll fix it, or refund you in full if you'd rather. This is in addition to your rights under the Australian Consumer Law, which are not excluded.

General information only, not financial, tax or legal advice. It doesn't consider your personal circumstances. Eligibility conditions apply to every concession. Check your duty with your state revenue office or conveyancer before you rely on it.