AU Stamp Duty

About the AU Stamp Duty

The Australian stamp duty calculator computes the exact transfer duty payable on a property purchase across all eight states and territories — NSW, VIC, QLD, WA, SA, TAS, ACT, and NT — using the 2025 rates from each state revenue office. Stamp duty (formally called Transfer Duty, Land Transfer Duty, or Conveyance Duty depending on the state) is one of the largest upfront costs in a property transaction and varies so substantially between states that it is a material consideration when comparing purchases in different locations. On a $600,000 property, stamp duty ranges from approximately $18,300 in NSW (owner-occupier) to $27,810 in VIC — a difference of nearly $10,000 on the same property price, simply due to the state of purchase. The ACT has phased out stamp duty entirely for eligible properties under its territory plan and replaced it with an annual land tax — a unique arrangement that significantly reduces upfront purchase costs for eligible buyers. Understanding your stamp duty liability before signing a contract of sale is critical: unlike the UK where SDLT is due within 14 days of completion, most Australian states require stamp duty to be paid at or before settlement, and it must come from your available funds on settlement day — it cannot typically be added to your home loan. Stamp duty is calculated using a tiered bracket system similar to income tax: only the portion of the price in each bracket is taxed at that bracket's rate. However, different states use different calculation methodologies — some use a base-plus-rate formula, others are purely marginal, and the NT uses a unique mathematical formula. All of this complexity is handled by our calculator, which applies the correct state-specific methodology for each jurisdiction. First home buyers may be eligible for substantial stamp duty concessions, exemptions, or grants depending on their state. In NSW, first home buyers purchasing below $650,000 pay no stamp duty at all, with a partial concession available up to $800,000. Victoria exempts first home buyers below $600,000 and provides partial concessions up to $750,000. Queensland offers a $7,175 rebate on new homes below $750,000 and existing homes below $700,000. These concessions can save $15,000–$30,000 on eligible purchases and are a significant factor in the rent-versus-buy decision for first-time buyers. Foreign purchasers — non-Australian citizens and non-permanent residents purchasing residential property — face an additional surcharge in most states: 8% in NSW, VIC, QLD, SA, and TAS; 7% in WA. These surcharges were introduced by state governments to moderate foreign investment in residential property and apply on top of the standard duty rates, dramatically increasing the cost of entry for overseas buyers. Our calculator applies these surcharges automatically when the foreign buyer toggle is selected. We update rates on 1 July each year when new financial year budgets take effect, and after any mid-year state budget announcements that change thresholds.

How It Works

Example: NSW property, $750,000 purchase price, owner-occupier (not FHB). Apply NSW progressive bands: $16,000 × 1.25% = $200. ($35,000 − $16,000) × 1.5% = $285. ($93,000 − $35,000) × 1.75% = $1,015. ($351,000 − $93,000) × 3.5% = $9,030. ($750,000 − $351,000) × 4.5% = $17,955. Total stamp duty = $28,485. Effective rate = $28,485 / $750,000 = 3.8%. As FHB (price $750,000 is above the $650,000 exempt threshold but below $800,000 partial concession threshold): Full duty = $28,485. Partial concession factor = 1 − ($750,000 − $650,000) / ($800,000 − $650,000) = 1 − 0.667 = 0.333. Discounted duty = $28,485 × (1 − 0.333) = $19,000. Saving = $9,485.

Tips & Best Practices

• ✓The ACT has moved to an annual land tax model replacing stamp duty — new ACT purchases by owner-occupiers pay no (or minimal) duty upfront but pay an annual land tax based on the unimproved value of the land. For buyers planning to hold long-term, the ACT model reduces upfront capital requirements substantially.
• ✓In NSW, buying an off-the-plan property as a first home buyer can unlock a further concession — duty may be calculated on the land value only at the time of signing the contract, which is typically lower than the finished property value.
• ✓Queensland's First Home Concession requires you to move into the property within 12 months and live there for at least 12 consecutive months. Failing this requirement triggers clawback of the entire concession.
• ✓Foreign buyers in Victoria face an 8% Foreign Purchaser Additional Duty. On a $1,000,000 property this adds $80,000 on top of standard duty — making the total stamp duty liability for a foreign buyer close to $110,000 at that price point in Victoria.
• ✓Transfer duty must generally be paid by settlement — unlike the UK where payment occurs after completion. Ensure your lender is aware that stamp duty must be available on settlement day and cannot typically be added to your mortgage.
• ✓The stamp duty on investment properties is not tax-deductible as an expense in the year of purchase — it forms part of the cost base of the property for Capital Gains Tax purposes and is included when calculating your capital gain or loss on eventual sale.
• ✓Downsizer incentives in some states allow eligible seniors to transfer their existing home's stamp duty concession to a smaller property purchase — check with your state revenue office if you are 65+ and downsizing.
• ✓WA's first home buyer threshold ($430,000) is notably lower than eastern states, reflecting different property price dynamics. WA buyers near this threshold should consider whether a small price reduction below the threshold saves more in stamp duty than it costs in purchase price.

Who Uses This Calculator

First home buyers across Australia use the stamp duty calculator to determine the exact cash required for settlement day, which together with the deposit determines their minimum savings target. Property investors comparing yield across states factor stamp duty into their initial capital outlay and adjusted returns — a $600,000 investment property in VIC attracts $31,070 in stamp duty versus approximately $18,300 in NSW for the same price, and this upfront difference affects both the deposit required and the holding period needed to break even. Foreign buyers calculating total entry costs, including the substantial surcharges that apply in most states. Homeowners considering upsizing or downsizing use the calculator to model the transaction cost as part of the total move cost alongside agent fees, conveyancing, removals, and mortgage break costs. Property developers and investors buying multiple properties in a year plan around stamp duty timing and cash flow. State-by-state comparisons for lifestyle movers who have flexibility on destination — the ACT's land tax model versus NSW stamp duty is a genuine financial consideration for buyers.