Stamp Duty Calculator

What is Stamp Duty?

Stamp duty (also called transfer duty) is a state government tax paid when you purchase property in Australia. Each state and territory sets its own rates and thresholds.

How this calculator works

This calculator contains the complete stamp duty schedule for all 8 Australian states and territories: NSW, VIC, QLD, WA, SA, TAS, ACT, and NT. It applies the correct bracket rates for your property price. For first home buyers, it checks whether you qualify for a full exemption or concession based on state-specific thresholds (e.g., NSW exempts purchases up to $800,000). The state comparison view shows how much you'd pay in every state for the same property price, sorted from cheapest to most expensive.

What Is Stamp Duty?

Stamp duty (also called transfer duty) is a one-off state government tax paid when you purchase property or land in Australia. It is calculated as a percentage of the property's purchase price or market value (whichever is higher) and must be paid at or shortly after settlement. Stamp duty is one of the largest upfront costs of buying property and cannot be added to your mortgage — it must be paid from your own savings.

Why Does Stamp Duty Vary by State?

Each Australian state and territory sets its own stamp duty rates, thresholds, and concessions. This means the same property could attract very different duty amounts depending on which state it is located in. State governments rely on stamp duty as a major revenue source. The ACT is the only jurisdiction actively phasing out stamp duty, replacing it with higher annual land tax over a 20-year transition period.

First Home Buyer Concessions

Every state except SA offers stamp duty exemptions or concessions for first home buyers. These range from full exemptions (no duty payable) below a certain price threshold, to sliding-scale concessions that phase out as the price increases. The thresholds and eligibility requirements vary significantly between states — for example, NSW exempts purchases up to $800,000 while the ACT exempts up to $1,000,000. First home buyers should always check their state-specific concession before budgeting.

Foreign Buyer Surcharges

Most states impose an additional stamp duty surcharge on foreign buyers (non-residents and temporary visa holders) purchasing residential property. Surcharges range from 7% to 8% on top of the standard duty (QLD increased to 8% from 1 May 2025). Tasmania, the NT, and the ACT do not charge a foreign buyer stamp duty surcharge (the ACT 0.75% surcharge applies to land tax, not stamp duty).

Off-the-Plan Concessions

Several states offer stamp duty concessions for off-the-plan purchases (buying an apartment or townhouse before it is built). In NSW and VIC, duty may be calculated on the land value only at the contract date rather than the final completed value, which can result in significant savings. Eligibility and conditions vary by state.

When Is Stamp Duty Paid?

Stamp duty is typically due within 30 days of settlement (though this varies by state — in NSW it is due within 3 months of the contract date). Your solicitor or conveyancer usually handles the payment as part of the settlement process. Most states now allow electronic lodgement and payment through their revenue office portals.

Worked Examples

All calculations are performed in your browser — your data never leaves your device. Results are for general guidance only and should not be considered professional financial advice.

Built and maintained by Konstantin Iakovlev. Data sourced from the ATO and official Australian government sources.