Stamp Duty Calculator Australia

Stamp duty in Australia

Worked examples

NSW first home buyer: $750,000 established home

An NSW first home buyer purchasing a $750,000 established home pays zero stamp duty. The standard rate on that property would be approximately $29,240, but the NSW FHB exemption fully waives duty at or below $800,000. The concession then tapers: at $900,000, approximately $18,000 in duty applies (half the $35,990 standard amount). At $1,000,000 and above, full standard duty applies with no concession. Buying just below the $800,000 threshold rather than just above saves almost $30,000 in upfront costs.

Victorian owner-occupier: $800,000 established home

A Victorian owner-occupier purchasing an $800,000 established home pays approximately $43,070 in transfer duty, considerably more than the $31,490 equivalent in NSW. Victoria's 6% rate applies to the broad $130,001 to $960,000 band, making it one of the more expensive states at typical metropolitan prices. At $960,001 the formula switches to 5.5% of the full dutiable value, creating a small step at that boundary. VIC first home buyers pay zero duty on established homes priced at or below $600,000.

Queensland investor vs owner-occupier: $600,000

Queensland applies different duty rates depending on whether the buyer is an owner-occupier or an investor. An investor purchasing a $600,000 established property pays approximately $20,025 under the standard rate schedule. An owner-occupier buying the same property pays approximately $12,850 under the home concession rate, a difference of around $7,175. This is unique to Queensland and is reflected in this calculator when you switch between Investor and Owner Occupier. A QLD first home buyer purchasing at $600,000 falls in the concession taper zone and pays approximately $4,280 in duty, not zero. The FHB exemption waives duty in full below $550,000; above that, duty phases in gradually, reaching the full home-concession rate at $700,000. Zero duty applies only at or below $550,000.

WA first home buyer: $480,000 established home

Western Australia's FHB duty exemption applies fully below $430,000, with a taper to full standard duty at $530,000. A $480,000 purchase falls at the midpoint of this taper: standard duty would be approximately $16,815, but the FHB concession reduces this to approximately $8,408, saving $8,407. At $430,000 or below, duty is zero. At $531,000, full standard duty of approximately $19,240 applies. WA has updated its FHB thresholds in recent years, so verify current figures with Revenue WA before budgeting on a specific concession.

High-value purchase: $2,000,000 NSW

Purchasing a $2,000,000 home in NSW attracts approximately $95,490 in transfer duty, an effective rate of 4.77% of the purchase price. The marginal rate on the $1M to $3M bracket is 5.5%. For comparison, at $1,000,000 the effective rate is 4.05% ($40,490 total). At $3,000,000 it reaches 5.02% ($150,490 total), and a 7% marginal rate applies to the portion above $3,000,000. These progressive rates mean duty grows faster than the property value at higher price points.

ACT first home buyer: $950,000

The ACT offers the most generous FHB duty concession by dollar value: full exemption on all purchases up to $1,000,000. An ACT first home buyer purchasing a $950,000 property pays zero duty; without the concession, standard duty would be approximately $32,800. Unlike NSW, VIC, and QLD, the ACT concession has no taper. At $1,000,001 the full standard duty of approximately $35,750 applies immediately, making price negotiation around the $1,000,000 threshold especially meaningful for ACT buyers. The ACT is also progressively replacing stamp duty with an annual land tax, so ongoing holding costs apply regardless of the FHB concession.

Common mistakes when budgeting for stamp duty

• Treating stamp duty as part of the loan

  Lenders do not include stamp duty in the mortgage amount. It must be paid as cash at or before settlement. On a $750,000 property in NSW, that is approximately $29,240 due before you receive the keys. On a comparable Victorian property, it exceeds $40,000. Buyers who plan their savings around the deposit alone are frequently caught short when stamp duty becomes payable.

• Assuming one national rate applies

  Transfer duty is set independently by each state and territory, with entirely different bracket structures, rates, and concessions. The same $800,000 property costs approximately $31,500 in stamp duty in NSW but over $43,000 in Victoria. Rates change with state budgets. Never assume a rate from a previous purchase in another state applies to your current one.

• Forgetting conveyancing, inspection, and registration fees

  Stamp duty is the largest upfront government cost, but not the only one. Budget separately for conveyancing ($1,500–$3,000), building and pest inspection ($400–$800), transfer registration ($100–$500), and loan establishment fees. On a $750,000 purchase, these typically add $3,000–$5,000 on top of stamp duty. Allow 3–5% of the property price for total transaction costs beyond your deposit.

• Assuming FHB eligibility without checking conditions

  FHB concessions have multiple eligibility requirements beyond the purchase price: you generally must not have previously owned property anywhere (including overseas), the property must become your principal place of residence within a set period (often 12 months), and income limits may apply. Buying through a trust or company typically disqualifies you. Confirm eligibility with your state revenue office or conveyancer before factoring a zero-duty outcome into your budget.

• Relying on outdated thresholds

  FHB exemption thresholds and duty brackets change with state budgets. WA updated its FHB concession thresholds in 2024 and QLD has adjusted its home concession rules in recent years. Using figures from an old calculator, a forum post, or a rate sheet from a previous transaction can produce meaningfully wrong estimates. Always verify with the relevant state revenue office in the financial year your contract is signed.

• Misunderstanding the concession taper zone

  NSW, VIC, WA, and QLD all have a taper range where the FHB concession phases out gradually. Buying at $820,000 in NSW rather than $800,000 does not mean full duty applies, it means approximately $3,200 in partial duty rather than zero. At $900,000, the partial duty is approximately $18,000. Buyers near a threshold should check the exact duty at their specific price point rather than assuming a full exemption or full duty applies.

Frequently asked questions

Who pays stamp duty in Australia?

The buyer pays stamp duty. It is due at or before settlement, typically within 30 days of signing the contract in most states. Some states allow payment to be deferred if you are building on vacant land. Your conveyancer or solicitor will advise on the exact timing and lodgement process for your state.

Are first home buyers exempt from stamp duty?

Most states offer full or partial exemptions for eligible first home buyers. NSW: no duty on properties up to $800,000. VIC: no duty up to $600,000. QLD: a concession on established homes and new builds. WA: no duty up to $430,000. ACT: no duty on purchases up to $1M. SA and NT have no stamp duty concession (only a First Home Owner Grant). TAS: 50% reduction up to $600,000. Thresholds change periodically, so always verify current eligibility with your state revenue office before relying on any estimate.

Does stamp duty differ for vacant land?

Yes. First home buyers purchasing vacant land face different concession thresholds in several states. In NSW, the FHB exemption on vacant land applies up to $350,000 (versus $800,000 for established homes). In WA, the land exemption applies up to $300,000 (versus $430,000 for established homes). Standard (non-FHB) buyers pay the same rates on land as on established homes. This calculator applies state-specific land thresholds when 'Vacant Land' is selected.

Do investors pay more stamp duty than owner-occupiers?

In most states, no. Investors pay the same standard duty rates as owner-occupiers, with the only difference being that investors cannot access first home buyer concessions. The exception is Queensland, which applies a lower home concession rate for owner-occupiers purchasing a principal place of residence and a higher standard rate for investors. On a $600,000 Queensland property, an owner-occupier pays approximately $12,850 while an investor pays approximately $20,025, a saving of around $7,175 for the owner-occupier. Stamp duty on an investment property is not deductible in the year of purchase but forms part of the cost base, reducing the capital gain when you eventually sell.

Is stamp duty included in my home loan?

Generally no. Lenders do not include stamp duty in the loan amount and it must be paid as cash. Some lenders will allow it as part of a guarantor arrangement in specific circumstances, but this is unusual. Budget for stamp duty separately from your deposit when planning your purchase.

What is the Australian Government 5% Deposit Scheme and how does it affect stamp duty?

The Australian Government 5% Deposit Scheme (formerly the First Home Guarantee / Home Guarantee Scheme / FHLDS) allows eligible first home buyers to purchase with as little as a 5% deposit without paying lenders mortgage insurance. The government guarantees the remaining portion of the deposit. It does not reduce stamp duty itself, but eliminates LMI costs that can otherwise add tens of thousands to upfront costs. From October 2025, income caps and waitlists were removed, broadening eligibility significantly. Check firsthomebuyers.gov.au for current eligibility and property price caps.

Are there extra stamp duty charges for foreign buyers?

Yes. All Australian states impose a foreign purchaser surcharge on top of the standard duty. In NSW and Victoria the surcharge is 8% of the dutiable value. In Queensland it is 7%, WA 7%, SA 7%. The ACT abolished its surcharge. This calculator shows rates for Australian residents only. Foreign purchasers should check their state revenue office for the applicable surcharge.

Is stamp duty tax-deductible?

For owner-occupiers, stamp duty is not tax-deductible. For investment properties, stamp duty forms part of the cost base of the property and reduces your capital gain (or increases your capital loss) when you eventually sell. It is not deductible in the year of purchase. Speak to a registered tax agent or accountant for advice specific to your situation.

What is the ACT doing differently with stamp duty?

The ACT is phasing out stamp duty and replacing it with a broad-based land tax system. Since 2012, ACT has been progressively reducing duty rates while increasing annual land tax. Owner-occupiers may find lower stamp duty than comparable purchases in NSW or Victoria, but ongoing land tax applies each year. The ACT government expects to complete the transition over the coming decades.

When is stamp duty due?

The due date depends on your state. As a general guide: NSW requires payment within 3 months of the contract date (or 30 days of completion for off-the-plan); VIC requires payment within 30 days of settlement; QLD requires payment by settlement; WA requires payment by settlement; SA within 2 months of settlement; TAS within 3 months of contract; ACT within 14 days of settlement; NT within 60 days. Your conveyancer or solicitor will handle lodgement and payment through settlement. If you miss the deadline, penalties and interest apply. Always confirm exact timing with your conveyancer.

What happens to stamp duty if settlement is delayed or the sale falls through?

If settlement is delayed but the sale proceeds, stamp duty is still payable and late penalties may apply from the original due date. If a sale falls through before contracts are exchanged, no duty applies, the liability arises on exchange, not on settlement. If contracts are exchanged but the sale subsequently falls through (e.g. because of a sunset clause or default), you can apply to your state revenue office for a refund of any duty paid, though conditions vary by state. Always get advice from your conveyancer if settlement is at risk.

How does stamp duty work for off-the-plan purchases?

Off-the-plan buyers in most states pay stamp duty on the contract price at the time of signing, but the due date is deferred until the building is completed or a set number of years passes, whichever comes first, typically up to 15 years in NSW. This deferral can be advantageous if property values rise, since you pay duty on the contract price, not the completed value. Some states also offer duty concessions specifically for off-the-plan purchases. The First Home Owner Grant often applies to new builds and off-the-plan contracts, check your state revenue office for current eligibility and amounts.

How this calculator works

Methodology

Sources

• ASIC MoneySmart — Home loans and stamp duty

What to do next

• Mortgage Repayment CalculatorAdd the purchase price to model your monthly repayments including all upfront costs.
• Rent vs Buy CalculatorSee whether buying at this price and stamp duty cost still beats renting over time.
• Savings Goal CalculatorWork out how long it will take to save your deposit and stamp duty at your current savings rate.
• Emergency Fund CalculatorOnce you buy, how much should you keep in reserve for maintenance and unexpected costs?
• Net Worth CalculatorTrack how your property purchase changes your overall net worth over time.