Estimate the stamp duty (transfer duty) payable on a property purchase based on its value.
Progressive duty bands, example rates
This calculator estimates the stamp duty (formally known as transfer duty or land transfer duty in most states) payable on the purchase of a residential property in Australia. Stamp duty is a state and territory tax charged as a percentage of the property's value or sale price (whichever is higher), applied on a progressive scale with higher rates for more expensive properties. Because stamp duty rates, thresholds, and concessions vary significantly between Australian states and territories, this calculator uses indicative rates — you should confirm the exact amount with the relevant state revenue office or a conveyancer before settlement.
Stamp duty in Australia is calculated on a progressive scale, similar to income tax: different rates apply to different "slices" of the property value. Higher-value properties are taxed at higher marginal rates, and there is typically a minimum duty for low-value properties. The exact bands and rates differ by state and territory.
General structure: Duty = Sum of (applicable rate × value in each band). In most states, the duty formula is: a fixed dollar amount (for the lower part of the range) + a percentage of the amount above the lower threshold.
Example (indicative NSW rates for a A$650,000 purchase): In New South Wales, transfer duty on a A$650,000 residential property is approximately A$24,557 for general purchasers (example rate — check NSW Revenue for current bands and rates). For a first home buyer in NSW, properties valued up to A$800,000 may be fully or partially exempt under the First Home Buyer Assistance Scheme. (Note: rates and thresholds vary by state and change over time — this is illustrative only.)
Stamp duty is one of the largest upfront costs in a property purchase and is paid to the state or territory government in which the property is located, typically at or before settlement (usually within 30 days of exchange of contracts, though the timing varies by state). Each Australian state and territory administers its own stamp duty regime with different rates, brackets, exemptions, and concessions — there is no uniform national system. In New South Wales, stamp duty is called "transfer duty" and is administered by Revenue NSW. In Victoria, it is "land transfer duty" (State Revenue Office Victoria). Queensland uses "transfer duty" (Queensland Revenue Office). Western Australia, South Australia, and Tasmania each have their own regimes as do the Australian Capital Territory (ACT) and Northern Territory. First home buyers across all states and territories can access various concessions, exemptions, or reductions — the specifics vary significantly and change frequently. Some states have moved toward replacing stamp duty with an annual property tax for certain buyers: the ACT is progressively replacing duty with general rates over 20 years, and New South Wales introduced an opt-in annual property tax for eligible first home buyers from 2023 (the First Home Buyer Choice, later reformed). Foreign buyers are also subject to additional surcharge duty rates in all mainland states, typically ranging from 7% to 8% of the property value. Stamp duty on a A$650,000 property typically ranges from approximately A$18,000 to A$30,000 depending on the state and buyer type, making it a material line item in any purchase budget.
Stamp duty (transfer duty) is typically payable to the state revenue office at or before settlement of the property — usually within 30 days of exchange of contracts, though the exact timeframe varies by state. In some states (such as Victoria and New South Wales), duty must be paid within 30 days of the dutiable transaction. In Queensland, it is 30 days from the contract date. Your conveyancer or solicitor will typically manage the stamp duty payment as part of the settlement process and will advise you on the exact timing and amount payable. The funds need to be available at settlement and cannot be borrowed as part of the home loan in most cases.
Yes — all Australian states and territories offer some form of stamp duty concession, exemption, or grant for eligible first home buyers, though the specifics vary significantly. For example, in NSW, first home buyers are exempt from transfer duty on properties valued up to A\$800,000 (with a concession for values between A\$800,000 and A\$1,000,000). In Victoria, first home buyers pay no duty on properties up to A\$600,000 (with a concession up to A\$750,000). Queensland, Western Australia, and South Australia have their own thresholds and eligibility criteria. Always check the current rules with the relevant state revenue office, as thresholds, eligibility criteria, and scheme names change regularly.
In most cases, stamp duty cannot be included in the home loan — it must be paid from your own funds (savings, deposit, or gift) at settlement. This is an important distinction for home buyers: your deposit and stamp duty together represent the total cash you need available at settlement, separate from any loan proceeds. Some lenders may allow limited exceptions (for example, some will capitalise stamp duty for investment purchasers with strong equity), but this is not standard practice. Planning for stamp duty as an additional upfront cash cost — on top of your deposit — is essential.
Stamp duty (transfer duty) is a one-off tax paid when you purchase a property, based on the purchase price. Land tax is an annual recurring tax paid by property owners on the value of land they hold above a threshold — but it generally does NOT apply to your primary residence (the family home), only to investment properties and commercial land. Every state and territory in Australia has land tax (though at different rates and thresholds), and understanding both is important for property investors who hold multiple properties.
For off-the-plan properties (apartments, houses, or land purchased before construction is complete), stamp duty concessions or deferrals may apply in some states. In Victoria, for example, buyers of off-the-plan properties may pay duty based on the contract price minus the construction costs yet to be incurred, reducing the dutiable value and thus the duty. NSW offers duty concessions for certain off-the-plan purchases. The rules are complex and change frequently — always confirm the applicable duty treatment for off-the-plan purchases with a conveyancer experienced in that state.
Yes — all mainland Australian states (NSW, VIC, QLD, WA, SA) impose a surcharge duty (additional stamp duty) on foreign buyers of residential property, typically ranging from 7% to 8% of the purchase price on top of standard duty. These surcharges were introduced progressively from 2015 onwards and can add tens of thousands of dollars to the cost of purchasing. Foreign persons also generally face annual surcharge land tax in the states where surcharges apply. The definition of "foreign person" is specific — if you have any doubt about your residency or citizenship status, obtain specialist tax advice before purchasing.
Disclaimer: The information and figures provided on this page are for educational and illustrative purposes only and do not constitute legal, financial, or taxation advice. Stamp duty (transfer duty) rates, bands, thresholds, concessions, and exemptions vary by state and territory and change regularly — the figures shown are indicative only and may not reflect current rates for your state. First home buyer concessions, foreign buyer surcharges, and off-the-plan concessions are subject to eligibility criteria and state-specific rules. Always confirm the exact stamp duty payable with the relevant state revenue office or a licensed conveyancer before exchange of contracts.