1. Where are you buying?

Stamp duty and foreign-buyer rules change dramatically between states. Pick yours.

2. What kind of buyer are you?

First home buyers get big concessions. Foreign buyers pay a surcharge.

Owner-Occupier

Buying a home to live in — not your first

First Home Buyer

Eligible for concessions & grants

Property Investor

No concessions — standard duty

Foreign Buyer

Standard duty + foreign surcharge

3. Your numbers

Property Purchase Price

Contract price before any concessions

$100k$3M

Loan Amount

LVR: 80.0% · Deposit: $180,000

$0$900,000

Estimated Upfront Cost — New South Wales

$224,866

Deposit $180,000 + Stamp duty $35,707 + Other fees $9,159

Stamp Duty — NSW

Base stamp duty$35,707

Stamp duty payable$35,707

Standard owner-occupier duty

Deposit & Loan

Property price$900,000

Loan amount$720,000

Deposit needed$180,000

LVR80.0%

Other Upfront Costs

Transfer/registration fee (NSW)$167

Mortgage registration (NSW)$167

Mortgage application fee$600

Property valuation$300

Conveyancing / solicitor$1,800

Title searches$35

Registration searches$120

Pest & building inspection$650

Strata report (if strata)$300

Moving costs$2,500

Home & contents insurance (1st yr)$1,620

Council & water rates (settlement)$900

Total other fees$9,159

Next step· $224,866 upfront in NSW

Ready to turn these numbers into a real strategy?

Book a free 20-minute chat with Michael — a local St George buyer’s agent who has closed 200+ deals in the 2216 postcode.

Free buyer consultation — no pressure, no obligation
Includes our 2216 Postcode Complete Buyer’s Guide PDF

0411 818 171

Important: This calculator provides a general estimate of purchase costs in each Australian state using 2026 rates and thresholds. Actual stamp duty, fees and grants depend on contract date, property type (new build vs established), your residency/citizenship, income, and state revenue office decisions. Always confirm with your conveyancer, solicitor or mortgage broker before exchanging contracts. LMI estimates are indicative only — your lender will provide the exact figure.

2026 Stamp Duty Snapshot — All Australian States

How each state treats first home buyers, owner-occupiers and foreign purchasers.

State	FHB headline	Foreign surcharge
NSW · New South Wales	Full exempt ≤ $800k, slides to $1M	+9%
VIC · Victoria	Full exempt ≤ $600k, slides to $750k	+8%
QLD · Queensland	Established ≤ $700k, new builds 100% exempt	+8%
WA · Western Australia	Full exempt ≤ $500k, slides to $700k metro	+7%
SA · South Australia	New homes 100% exempt (no cap)	+7%
TAS · Tasmania	Full exempt ≤ $750k (until June 2026)	+8%
ACT · Aust. Capital Territory	Full exempt ≤ $1.02M (income tested)	None
NT · Northern Territory	Up to $18,601 discount + $10k FHOG	None

Australian Property Buying Costs Calculator