Australia Stamp Duty Calculator
Calculate stamp duty (transfer duty) for property purchases in all Australian states and territories. Includes first home buyer concessions and exemptions.
Property Details
Buyer Status
Stamp Duty Calculation
Estimated Total Upfront Costs
Note: Other costs not included (settlement, legal fees, building inspections, insurance, etc.)
Disclaimer: Stamp duty rates vary by state and are subject to change. These calculations are for estimation only. Rates shown are from 2024-25. First home buyer concessions vary significantly by state. Consult your state revenue office or a conveyancer for accurate advice.
Additional Costs: Budget for legal fees (typically $800-$1,500), building inspection, home insurance, and settlement fees.
Stamp Duty Varies Significantly by State
Stamp duty (officially 'transfer duty' in some states) is paid on property purchases at state-set rates. Approximate scales for an owner-occupier purchase: NSW 1.25-7% sliding, VIC 1.4-6.5%, QLD 1-5.75% (with first-home concessions), WA 1.9-5.15%, SA 1-5.5%, TAS 1.75-4.5%, ACT phased out for owner-occupiers since 2021, NT 0-5.95%.
On a $700,000 home in Sydney (NSW), stamp duty is roughly $26,500. The same purchase in Melbourne is about $37,000. Brisbane around $19,000. Adelaide around $30,000. Perth around $26,000. ACT pays $0 for primary residences as part of their land tax transition. The variation is substantial enough to factor into city choice for someone moving.
First Home Buyer Concessions
Most states offer significant concessions or full exemptions for first home buyers. NSW: full exemption up to $800k purchase, partial up to $1m. VIC: full exemption up to $600k, partial to $750k. QLD: full to $700k, partial to $800k. WA: $0 stamp duty up to $450k purchase. The thresholds matter - buy a $799k home in NSW, save the entire stamp duty; buy at $801k, owe the full amount.
First home buyer status usually requires never having owned property in Australia, intending to live in the home for 6-12 months, and meeting income/value caps in some states. Investment properties never qualify. Couples generally both need to qualify; one already-owner partner can disqualify the other from concession in some states.
Foreign Buyer Surcharges
Most states charge an additional surcharge on foreign buyers: NSW 8%, VIC 8%, QLD 7%, SA 7%, WA 7%. Combined with regular stamp duty, foreign buyers in Sydney pay about 14-15% of purchase price in transfer duty alone. The surcharges have suppressed foreign demand significantly since introduction in 2017-2018.
Australian permanent residents and citizens are exempt from foreign buyer surcharge. Temporary residents (work visa, student visa) face the surcharge in most states with very limited exemptions. Foreign Investment Review Board (FIRB) approval is also required for most foreign purchases, with its own application fees on a sliding scale up to $300k+ for expensive properties.
Other Costs to Add
Beyond stamp duty: conveyancing fees ($800-2,500), building inspection ($400-700), pest inspection ($200-400), title search and registration fees ($200-400 combined), Lenders Mortgage Insurance if borrowing more than 80% (LMI can be $5-30k), property settlement adjustments. Total non-stamp closing costs typically run $3,000-8,000.
Stamp duty is paid at settlement, usually directly by your solicitor or conveyancer from your closing funds. It's never financed - cash on the table. Budget for stamp duty when planning your deposit - on a $700k home with 10% deposit, you need $70k deposit + $25-37k stamp duty + $5k other = $100-112k cash to settle. The [Australia Mortgage Calculator](/australia-mortgage-calculator) handles the ongoing monthly cost.
Frequently Asked Questions
Can I claim stamp duty on tax?
For an owner-occupier, no - stamp duty on your home is not tax-deductible. For an investment property, stamp duty is a capital cost added to the cost base, reducing capital gains tax when you eventually sell. It's not a current-year deduction.
What's the difference between stamp duty and property tax?
Stamp duty: one-off payment at purchase. Property tax/land tax: annual payment based on land value (not improvements). ACT is gradually replacing stamp duty with annual land tax for owner-occupiers. NSW announced and then partially reversed similar plans. Most other states keep stamp duty as a one-off.
Can I avoid stamp duty?
Limited options. Genuine inter-spouse transfers are usually exempt or concessional. Inheritance transfers exempt. New construction (off-the-plan) sometimes attracts concessional rates while only land value applies. Otherwise, stamp duty is essentially unavoidable on any open-market purchase.
Does stamp duty apply to commercial property?
Yes, often at higher rates than residential and without first home buyer concessions. Some states have separate commercial scales; others use the same scale as residential. Commercial purchases also typically incur GST on the property unless going-concern exemption applies.
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