Stamp Duty Calculator Australia

Stamp duty (also called transfer duty or conveyance duty) is a one-off tax you pay to your state or territory government when you buy property. It's calculated as a percentage of the purchase price, with rates and thresholds set by each state — there is no federal stamp duty.

For most homebuyers, stamp duty is the largest upfront cost after the deposit, often $20,000–$50,000+ for a typical home.

It depends on your state and the property price. Most states have full or partial exemptions for first home buyers up to a price cap:

• NSW: No duty up to $800,000 (sliding to $1,000,000)
• VIC: No duty up to $600,000 (sliding to $750,000)
• QLD: No duty up to $700,000 (sliding to $800,000) since May 2024
• SA: No duty for new homes (no price cap, since June 2024)
• WA: No duty up to $450,000 (sliding to $600,000)

Use the calculator above with "First home buyer" selected to see your exact amount.

Stamp duty is typically due within 30 to 90 days of contract signing or settlement, depending on the state. Most buyers pay it at settlement through their conveyancer or solicitor, who handles it as part of the property transfer.

You can't roll stamp duty into your home loan as such — it must be paid in cash or from your savings — but some lenders allow you to borrow the equivalent against equity if you have it.

For your principal place of residence, stamp duty is not tax-deductible.

For an investment property, stamp duty is added to the cost base and reduces capital gains tax when you eventually sell. It's not a yearly deduction. Check with a tax agent for your specific situation.

This calculator uses the published transfer duty schedules for each Australian state and territory, plus the most common concessions (first home buyer, owner-occupier, foreign buyer surcharge).

It's accurate within a few hundred dollars for typical residential purchases. For an exact figure — including specific concessions, off-the-plan adjustments, or unusual property types — use your state revenue office's official calculator (linked under each result), or speak with a conveyancer.

Yes. Most states impose a foreign buyer surcharge on top of standard stamp duty for non-resident purchasers of residential property:

• NSW: 9% (since 2024)
• VIC: 8%
• QLD: 8% (Additional Foreign Acquirer Duty)
• WA: 7%
• SA: 7%
• TAS: 8%
• ACT: 0.75% (lowest)
• NT: no surcharge currently

This is in addition to the regular stamp duty — it can effectively double the total for a foreign buyer.

In limited cases. Stamp duty refunds may be available if:

• You qualify for a concession after settlement (apply within 12 months in most states)
• The contract is rescinded before settlement
• You sell within a short period and meet specific eligibility

Apply directly to your state revenue office. Don't wait — refund deadlines are strict.