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Stamp Duty Calculator

Estimate property transfer duty for any Australian state or territory in 2025-26. Includes first home buyer concessions.

Inputs

AUD
Estimates only. Always verify with your state revenue office before signing a contract. First home buyer concessions assume an eligible Australian citizen/PR purchasing an established home to live in (rules vary by state).

Stamp Duty Estimate

Transfer duty payable
$0

How stamp duty works

Stamp duty (officially "transfer duty" in most states) is a state and territory government tax charged when you buy property. It is one of the largest upfront costs in any property transaction. Unlike income tax, it is a one-off charge paid at or before settlement — it cannot be added to your home loan in most circumstances.

Each state uses a progressive bracket system: only the portion of the price within each bracket is taxed at that bracket's rate. Victoria applies a unique flat 5.5% on the $960k–$2M range (not just the marginal excess). Queensland applies separate rates for owner-occupiers (home concession) versus investors. NSW uses the same rates for all buyers.

First home buyer concessions vary significantly: NSW exempts purchases up to $800,000; VIC up to $600,000; QLD now offers full exemption with no price cap for new homes (from May 2025); WA exempts up to $500,000; ACT exempts up to $1,020,000 (income-tested). Rates and thresholds change — always verify with your state revenue office.

FAQ

Can stamp duty be added to my home loan?
Generally no — stamp duty must be paid from savings at or before settlement. Some lenders allow it to be capitalised if the LVR stays under 80%, but this is uncommon and increases total interest paid.
Is stamp duty tax-deductible?
For your principal residence, no. For investment properties, stamp duty forms part of the cost base for capital gains tax purposes, reducing your CGT liability when you eventually sell.
Which state has the cheapest stamp duty?
Queensland and the ACT are generally the cheapest for standard buyers. At $500,000, QLD charges about $8,750 (home concession) and ACT about $8,720. Victoria is typically the most expensive at higher price points due to its flat 5.5% tier above $960,000.
Do first home buyers pay stamp duty?
Eligible first home buyers pay reduced or zero duty depending on the state. NSW exempts up to $800,000; VIC up to $600,000; QLD offers unlimited exemption for new homes; WA up to $500,000; ACT up to $1,020,000. Established homes in SA, TAS, and NT do not qualify for full exemption.
What is the foreign buyer surcharge?
Foreign purchasers pay an additional surcharge on top of standard duty: NSW 9%, VIC/QLD/TAS 8%, WA/SA 7%. ACT and NT have no foreign surcharge. This tool does not include the foreign surcharge.