Stamp Duty Calculator

Stamp duty (officially called transfer duty in most states) is a tax charged by the state or territory government when property changes hands. It is generally an upfront cost on top of your deposit and purchase price, and most lenders will not let you add it to your loan, so it usually needs to be funded in cash. Payment is due at settlement, so the funds typically need to be ready before you get the keys.

First home buyer concessions vary significantly by state. In NSW, first home buyers may be eligible for a full exemption on properties up to $800,000, with a sliding scale reduction up to $1,000,000. In Victoria, the full exemption threshold is $600,000, tapering to $750,000. Queensland offers a full exemption on new homes and land with no price cap, and a full exemption on established homes up to $700,000. Western Australia and South Australia have their own rules - SA's exemption applies to new homes only with no price cap. The relevant state revenue office makes the final determination on your eligibility.

Yes - the property type can make a significant difference to how much duty you pay and what concessions may apply. In Queensland and South Australia, the full stamp duty exemption for first home buyers is only available on new homes and land, not established properties. In Western Australia, the first home owner rate covers new and established homes alike, but off-the-plan apartments may also qualify for a separate off-the-plan concession. Most other states apply their first home buyer exemptions to both new and established properties, though some distinctions apply. Toggle the property type in this calculator to see how it affects your estimate.

In states with a sliding-scale concession (such as NSW, Victoria, Queensland and WA), there can be a price point where paying a small amount more for a property means a disproportionately large increase in stamp duty. For example, in NSW the full exemption ends at $800,000 and the concession then shrinks until it disappears at $1,000,000 - a buyer at $820,000 pays about $3,900 instead of nothing, and a buyer just over $1,000,000 pays duty on the full amount. The calculator flags when your entered price is in one of these zones, and shows how much you could potentially save by negotiating the price down to the full-exemption threshold.

Yes. Foreign purchasers pay a surcharge on top of standard transfer duty in most states. The surcharge rates encoded in this calculator are 9% of the purchase price in NSW, 8% in Victoria and Queensland, 7% in WA and SA, and 8% in Tasmania. The ACT and NT do not currently apply a foreign purchaser surcharge. Toggle the Foreign Buyer option to see the surcharge included in your total estimate.

Yes. The ACT uses the Home Buyer Concession Scheme. From 1 July 2026 there is no income threshold and no property value limit, so eligible buyers may pay $0 stamp duty on a home or vacant land at any price. Other eligibility rules still apply: no buyer, and no buyer's partner, can have owned property anywhere in the last 5 years, and you need to live in the home. The concession is not limited to first home buyers, and this calculator asks about recent property ownership when you choose the ACT. Because there is no longer a price threshold, the ACT has no stamp duty cliff for eligible buyers. The ACT Revenue Office makes the final eligibility determination.

Stamp duty is usually the largest single upfront cost, but there are others to factor in. Government title transfer fees vary by state - for example, around $160 in NSW and $1,538 in Victoria. Conveyancing or legal fees are typically around $2,000 to $2,500. Building and pest inspections commonly cost around $600 to $1,000. Mortgage registration fees also apply in each state. This calculator includes an upfront cost summary so you can see all of these together alongside your stamp duty estimate.