Stamp Duty Calculator
Calculate Stamp Duty
Cost Breakdown
New South Wales FHB: Full exemption up to $800K, concession to $1M
This is an estimate only. Actual stamp duty may vary based on exact property details, applicable concessions, and current legislation. Always confirm with your state revenue office or conveyancer.
Stamp Duty Rates by State
Approximate transfer duty rates for standard residential property purchases. Rates vary by property value and buyer type.
| State | $500K Property | $750K Property | $1M Property | FHB Threshold |
|---|---|---|---|---|
| NSW | ~$17,990 | ~$29,240 | ~$40,490 | Exempt up to $800K |
| VIC | ~$21,970 | ~$31,070 | ~$55,000 | Exempt up to $600K |
| QLD | ~$15,925 | ~$27,175 | ~$38,025 | Concession under $550K |
| SA | ~$21,330 | ~$35,080 | ~$48,830 | No stamp duty relief |
| WA | ~$17,765 | ~$29,200 | ~$42,615 | Exempt up to $430K |
| TAS | ~$18,248 | ~$29,748 | ~$43,748 | 50% discount under $600K |
| NT | ~$23,929 | ~$38,929 | ~$49,500 | Stamp duty abolished (conditions) |
| ACT | ~$11,400 | ~$22,790 | ~$36,950 | Exempt up to $607K (new) |
Approximate values only. Actual stamp duty depends on the exact property value, buyer eligibility, property type, and any applicable concessions. Foreign buyers may attract additional surcharges. Always verify with your state revenue office.
First Home Buyer Stamp Duty Concessions
Every state offers some form of assistance for eligible first home buyers.
New South Wales
- Full exemption for properties up to $800,000
- Concessional rates for properties $800,001-$1,000,000
- Option to choose annual property tax instead
Victoria
- Full exemption for properties up to $600,000
- Concessions for properties $600,001-$750,000
- Must live in the property for at least 12 months
Queensland
- Concession for homes valued under $550,000
- Vacant land concession under $400,000
- $30,000 First Home Owner Grant for new homes
Other States & Territories
- WA: Exempt up to $430,000; concession to $530,000
- TAS: 50% discount for eligible first home buyers
- ACT: Full exemption for new homes up to $607,500
- NT: Stamp duty abolished for owner-occupied properties (conditions apply)
Understanding Stamp Duty in Australia
Stamp duty, officially known as transfer duty, is one of the largest upfront costs when buying property in Australia. It is a state government tax that applies every time a property changes hands, and the amount you pay depends on your state or territory, the purchase price, the type of property, and whether you qualify for any concessions.
Unlike your home loan, which you repay over decades, stamp duty must be paid upfront — typically at settlement. For a $750,000 property, stamp duty can range from around $22,000 in the ACT to over $38,000 in the Northern Territory, making it essential to factor this cost into your budget from day one.
How Stamp Duty Is Calculated
Every state uses a progressive or tiered system where different portions of the purchase price are taxed at different rates. The first portion of the price attracts a low rate (often around 1.25-1.4%), while higher portions attract increasingly higher rates (up to 5.5-6.5% for premium properties). This means stamp duty as a percentage of the purchase price increases as the property value rises.
Stamp duty is calculated on the greater of the purchase price or the market value as assessed by the state revenue office. In most cases, these are the same, but if you purchase a property significantly below market value (for example, from a family member), the revenue office may assess duty on the market value instead.
- Property purchase price or market value (whichever is higher)
- State or territory where the property is located
- Whether the buyer is an Australian resident, permanent resident, or foreign buyer
- Property type — residential, commercial, or vacant land
- First home buyer status and eligibility for concessions
- Whether the property is new or established
Stamp Duty for Investment Properties
If you are purchasing an investment property, you will generally pay the standard stamp duty rate without access to first home buyer concessions. In some states, investment properties may attract slightly higher rates or additional surcharges. However, stamp duty on investment properties is not tax-deductible as an immediate expense — it is instead added to the cost base of the property, which reduces your capital gains tax when you eventually sell.
Foreign investors face significant additional surcharges across all states. The foreign buyer surcharge ranges from 7% in NSW and Victoria to 8% in Queensland, and is added on top of the standard stamp duty. This means a foreign investor purchasing a $1 million property in Sydney could pay over $110,000 in total stamp duty.
Strategies to Minimise Stamp Duty
While stamp duty is unavoidable for most property purchases, there are several legitimate strategies to minimise the amount you pay. First home buyers should always check their eligibility for state concessions — these can save tens of thousands of dollars. Purchasing off-the-plan can also offer savings in some states, where duty is calculated only on the land value rather than the completed property value.
Buying vacant land and building your home is another way to reduce stamp duty, as you only pay duty on the land purchase price. The construction costs are not subject to stamp duty. For this reason, house-and-land packages are often structured with a separate land contract and building contract to minimise the duty payable.
In NSW and the ACT, government reforms are progressively replacing stamp duty with an annual property tax. In NSW, first home buyers purchasing properties up to $1.5 million can opt in to the annual property tax scheme instead of paying stamp duty. This can significantly reduce the upfront costs of buying a home, though buyers should carefully weigh the long-term costs of an annual tax versus a one-off payment.
Budgeting for Stamp Duty
When planning your property purchase, stamp duty should be one of the first costs you account for alongside your deposit. Most lenders will not lend you money to cover stamp duty — it must come from your own savings or a gift. Some lenders will allow you to capitalise stamp duty into the loan, but this increases your LVR and may trigger Lenders Mortgage Insurance (LMI), adding further costs.
A good rule of thumb is to budget 3-5% of the property purchase price for stamp duty, plus an additional 1-2% for other purchase costs such as legal fees, building inspections, and loan establishment fees. For a $700,000 property, this means having $28,000-$49,000 set aside for costs on top of your deposit.
- Always calculate stamp duty before making an offer on a property. Knowing the exact costs helps you set a realistic budget and avoid being caught short at settlement.
- Ask your broker about the total cost of purchasing, including stamp duty, LMI, legal fees, and other settlement costs.
Stamp Duty FAQs
Common questions about stamp duty and transfer duty in Australia.
What is stamp duty in Australia?
Do first home buyers pay stamp duty?
When do I have to pay stamp duty?
Can stamp duty be added to my home loan?
Is stamp duty different for investment properties?
How is stamp duty calculated?
Are there any ways to reduce stamp duty?
What is the difference between stamp duty and land tax?
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WARNING: This comparison rate is true only for the example given and may not include all fees and charges. Different terms, fees, or other loan amounts might result in a different comparison rate. Comparison rates are based on a secured loan of $30,000 over 5 years for vehicle finance and $50,000 over 5 years for equipment finance, as required under the National Credit Code.
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