Stamp Duty Calculator for Every Australian State
Estimate the stamp duty on an Australian property purchase in seconds. Choose your state or territory, enter the property value and your buyer type, and this free calculator works out the duty and your total purchase cost.
Stamp duty, also called transfer duty, is one of the largest upfront costs of buying a property, and it varies a lot between states, so it pays to know the figure before you make an offer.
3.5% of property value
Stamp Duty: A state government tax charged on property purchases. Rates vary by state/territory and property value.
First Home Buyer: Some states offer stamp duty exemptions or concessions for first home buyers below certain thresholds.
Note: These are estimates based on standard rates. Actual duty may vary based on concessions, surcharges (e.g. foreign buyer), and other factors. Always check with your conveyancer or state revenue office.
How the stamp duty calculator works
- 1
Enter the property value
Use the purchase price you are considering. Duty is generally calculated on the property value or the price, whichever is higher.
- 2
Choose your state or territory
Each state and territory sets its own rates and thresholds, so the duty on the same price can differ by thousands of dollars.
- 3
Pick your buyer type
Investor, owner-occupier or first home buyer. First home buyers qualify for exemptions or concessions in many states below certain thresholds.
- 4
Read your duty and total cost
See the estimated stamp duty, what it is as a share of the price, and your total purchase cost including the duty.
A worked Australian example
Say you are buying a $550,000 investment property in New South Wales. Here is how the stamp duty adds to your total cost.
- Property value
- $550,000
- Estimated stamp duty (NSW, investor)
- +$19,485
- Total purchase cost
- $569,485
On a $550,000 purchase in NSW the calculator estimates about $19,485 in stamp duty, roughly 3.5% of the price, taking your total to $569,485. The same property attracts a different amount of duty in every other state, which is why the calculator lets you switch between them. Rates and thresholds are indexed and change over time, so always confirm the exact figure with your state revenue office or conveyancer.
What is stamp duty?
Stamp duty is a tax charged by each state and territory government when property changes hands. The buyer pays it, and on most purchases it is one of the biggest upfront costs after your deposit.
It is calculated on the value of the property, usually the purchase price. One small upside is that the stamp duty you pay forms part of your cost base for capital gains tax, so it reduces the taxable gain when you eventually sell an investment property.
Why stamp duty varies so much between states
There is no national stamp duty. Each state and territory sets its own brackets and rates, and the duty is progressive, so a higher property value is charged at a higher rate. That is why the same $550,000 price can cost noticeably more or less depending on where you buy.
Some states also add surcharges in certain situations, such as an extra duty for foreign buyers. The calculator uses standard rates for each state, so treat the result as a guide and check for any surcharges that apply to your purchase.
First home buyer concessions
Most states offer first home buyers a full exemption or a reduced rate below a set property value. New South Wales, for example, currently offers a full exemption for eligible first home buyers up to $800,000, and Victoria up to $600,000, with concessions above those thresholds.
These concessions usually apply to owner-occupiers rather than investors, and the thresholds and rules change regularly. Switch the buyer type to first home buyer in the calculator to see the effect, then confirm your eligibility with your state revenue office.
Budgeting for stamp duty
Stamp duty is generally paid in cash on top of your deposit, not rolled into your home loan, because lenders base your loan on the property value rather than your purchase costs. That means you need to save for it separately.
It is not the only upfront cost either. Budget for conveyancing or legal fees, building and pest inspections, and lenders mortgage insurance if your deposit is under 20%. Knowing the duty early helps you set a realistic purchase budget.
Frequently asked questions
How much is stamp duty in Australia?
It depends on the state and the property value, since duty is progressive and set state by state. As a guide, a $550,000 investment property in NSW attracts roughly $19,485, about 3.5% of the price. Use the calculator with your own state and value for an estimate.
How is stamp duty calculated?
Each state applies a sliding scale of brackets to the property value, with higher values charged at higher rates. Because every state has its own brackets, the duty on the same price can vary by thousands of dollars depending on where you buy.
Who pays stamp duty?
The buyer pays stamp duty. It is charged on the transfer of the property to you, so it is your cost as the purchaser, not the seller's.
Do first home buyers pay stamp duty?
Often not, or only a reduced amount. Many states give first home buyers a full exemption or concession below a set value, such as up to $800,000 in NSW. These concessions usually apply to owner-occupiers, and the thresholds change, so check your state revenue office.
Can you add stamp duty to your home loan?
Generally no. Stamp duty is paid in cash on top of your deposit, because lenders calculate your loan on the property value rather than your purchase costs. You need to budget for it as a separate upfront expense.
When do you pay stamp duty?
In practice your conveyancer usually arranges payment at or around settlement. Each state sets its own deadline after the contract date, so check the timing rules for the state where you are buying.
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