Stamp Duty Calculator Australia

Stamp Duty Rates by Australian State and Territory

Here is a general overview of how stamp duty works across Australia. Note that rates and thresholds change periodically, so always confirm current figures with your state revenue office or conveyancer.

New South Wales (NSW) In NSW, stamp duty is calculated on a tiered scale based on the property's purchase price. First home buyers purchasing a property up to $800,000 may be eligible for a full exemption, and concessions apply up to $1,000,000. NSW also offers eligible first home buyers the choice between paying stamp duty upfront or paying an annual property tax instead.

Victoria (VIC) Victoria uses a tiered rate structure for stamp duty. First home buyers purchasing a property valued at $600,000 or less may be eligible for a full exemption. A concession applies for properties valued between $600,001 and $750,000. Additional surcharges apply to foreign buyers.

Queensland (QLD) Queensland calls its property tax transfer duty. Rates are calculated on a sliding scale. First home buyers may be eligible for a concession if the property is valued under $550,000 and will be used as a principal place of residence.

Western Australia (WA) WA applies stamp duty on a tiered scale. First home buyers may be eligible for an exemption on properties up to $430,000 and a concession on properties up to $530,000.

South Australia (SA) South Australia calculates stamp duty based on the property's market value using a tiered rate. First home buyers are not automatically exempt but may qualify for the First Home Owner Grant, which can offset some of the cost.

Tasmania (TAS) Tasmania applies stamp duty on a sliding scale. First home buyers may be eligible for a 50% concession on established homes under a certain value threshold.

Australian Capital Territory (ACT) The ACT is phasing out stamp duty and replacing it with general rates over a 20-year transition period. Some buyers may still be liable for conveyance duty during this transition, with concessions available for eligible first home buyers.

Northern Territory (NT) The Northern Territory charges stamp duty at tiered rates. A first home owner discount may be available for eligible buyers.

First Home Buyer Stamp Duty Concessions in Australia

If you are buying your first home in Australia, you may be eligible for a stamp duty exemption or concession that significantly reduces your upfront costs. These concessions are managed by each state and territory government and are subject to eligibility criteria such as the property value, whether you plan to live in the property, and whether you or your co-purchaser have previously owned property in Australia.

In addition to stamp duty concessions, first home buyers in Australia may also be eligible for the First Home Owner Grant (FHOG), which is a one-off payment to help with the cost of buying or building a new home. The grant amount and eligibility criteria vary by state.

It is worth checking your eligibility for both stamp duty concessions and the First Home Owner Grant before you purchase, as these can save you thousands of dollars in upfront costs.

Always confirm current concession thresholds and eligibility requirements with your state revenue office, as these figures are updated regularly.

Check your Borrowing Power Calculator to see how your deposit and concessions affect your loan capacity.

Stamp duty is often the largest upfront cost when buying property, but it is not the only one. Here are the other costs you should factor into your budget:

Conveyancing and legal fees A conveyancer or solicitor handles the legal side of your property purchase. Fees typically range from $800 to $2,500 depending on the complexity of the transaction and your location.

Building and pest inspection Before purchasing an established property, it is strongly recommended to arrange a building and pest inspection. This typically costs between $300 and $600 and can uncover issues that may affect the value or safety of the property.

Lenders Mortgage Insurance (LMI) If your deposit is less than 20% of the purchase price, most lenders will require you to pay LMI. This protects the lender if you default on the loan, and can add thousands to your upfront costs depending on the loan amount and LVR.

Loan application fees Some lenders charge an application or establishment fee to set up your home loan. These can range from $0 to $600 depending on the lender and loan product.

Moving costs Do not forget the practical costs of moving into your new home, including removalist fees, utility connections, and any immediate repairs or improvements.

Frequently asked questions

How much is stamp duty in Australia?

Stamp duty varies significantly depending on the state or territory, the property's purchase price, and your buyer type. As a rough guide, stamp duty on a $600,000 property can range from approximately $10,000 to $25,000 depending on the state. Use this calculator to get a specific estimate for your situation

Do first home buyers pay stamp duty in Australia?

It depends on the state and the purchase price. Most Australian states offer full exemptions or significant concessions for eligible first home buyers purchasing below a certain price threshold. For example, NSW offers full exemptions up to $800,000 and VIC up to $600,000. Check your state's current thresholds to see if you qualify.

When do you pay stamp duty in Australia?

A: Stamp duty is generally due within 30 days of signing the contract of sale in most Australian states, though timing can vary. Your conveyancer will advise you on the exact due date for your state and transaction.

Is stamp duty tax deductible in Australia?

For owner-occupiers purchasing a primary residence, stamp duty is generally not tax deductible. However, for investment properties, stamp duty may be included in the cost base of the property for capital gains tax purposes. Always consult a qualified tax adviser for advice specific to your situation.

Can stamp duty be included in my home loan?

In most cases, lenders do not allow stamp duty to be added to your home loan. It must be paid from your own savings. This is why it is important to factor stamp duty into your savings plan well before you are ready to buy.

Use our House Affordability Calculator to see how stamp duty affects your total buying budget.

What is the difference between stamp duty and transfer duty?

They are the same tax, just referred to by different names in different states. Queensland and Western Australia commonly use the term transfer duty, while other states refer to it as stamp duty. This calculator covers both.

Do investors pay more stamp duty than owner-occupiers?

The base stamp duty rate is generally the same regardless of whether you are an owner-occupier or investor. However, first home buyer concessions and exemptions are only available to owner-occupiers who will live in the property. Foreign investors may also be subject to additional surcharges in some states.

Is this calculator accurate for all Australian states?

This calculator provides a general estimate based on standard state rates and thresholds. Stamp duty rules can change, and individual circumstances such as off-the-plan purchases, vacant land, or foreign buyer surcharges may affect your final amount. Always confirm with your state revenue office or conveyancer before settlement.

Plan Your Full Home Buying Budget Before You Search

Knowing your stamp duty obligation upfront means no nasty surprises on settlement day. Combined with your deposit, mortgage repayments, and other buying costs, this gives you a complete picture of what you need to save before you start house hunting.

Use our other free calculators below to build out your full home buying plan.

→ Mortgage Calculator

→ Borrowing Power Calculator

→ House Affordability Calculator