Australian State & Territory Rates

Stamp Duty & Deposit Calculator

Calculate exact stamp duty, explore first home buyer concessions, and find your total cash needed.

Property Details

Select State / Territory

Property Value (Purchase Price)

Buyer Status & Concessions

First Home Buyer

Investment Property

Foreign Buyer?

Cash Deposit Available (20%)

Property Value $0 New South Wales

Gross Stamp Duty $0 Base government tax

FHB Concession -$0 Saved via state scheme

Total Cash Required Upfront

Includes your selected Deposit + Net Stamp Duty + Est. Transfer Fees

Purchasing Costs Breakdown

Property Purchase Price

Deposit Amount (20%)

Base Stamp Duty

Minus: First Home Buyer Exemption / Concession

-$0

Plus: Transfer & Mortgage Registration Fees (Est.)

+$0

Net Government Fees to Pay
$0

Important Disclaimer: Stamp duty formulas are highly complex and subject to change by state revenue offices. This calculator provides strong estimates based on standard owner-occupier and FHB bracket logic for major states (NSW, VIC, QLD, WA) and generalised logic for others. Estimates include an approximate $350 for transfer/registration fees. It does not replace formal legal or conveyancing advice.

Australia Stamp Duty Calculator by State & Territory (2026)

💡 Expert Tip (The ‘Concession Cliff’ Trap): If you are a First Home Buyer, pay extremely close attention to your state’s concession thresholds. For example, in some states, buying a property for $800,000 might mean you pay $0 in stamp duty. But if you bid just $5,000 more and buy it for $805,000, you could suddenly be hit with a $30,000+ stamp duty bill because you crossed the strict cut-off threshold! Always calculate the exact tax implications *before* you raise your paddle at an auction.

When buying real estate in Australia, the purchase price of the property is only part of the financial equation. The biggest upfront hurdle for most buyers is Stamp Duty (officially known as Transfer Duty). Because Australia is a federation, stamp duty is a state-based tax, meaning the amount you pay varies wildly depending on whether you are buying in New South Wales (NSW), Victoria (VIC), Queensland (QLD), or any other state or territory. Our comprehensive Stamp Duty Calculator helps you accurately estimate your transfer costs based on the latest 2026 state brackets.

How is Transfer Duty Calculated?

Stamp duty is calculated on a sliding scale, similar to income tax brackets. The more expensive the property, the higher the percentage of tax you pay. However, the final amount is influenced by three major factors:

Property Value vs. Purchase Price: The revenue office calculates the duty based on the property’s market value OR the purchase price—whichever is greater.
Property Intent: Are you going to live in it (Principal Place of Residence – PPOR) or rent it out (Investment Property)? States often charge higher rates or remove concessions for investment properties.
Buyer Residency Status: Australian citizens and permanent residents pay standard rates. Foreign buyers are subject to massive additional surcharges across almost all states.

*Disclaimer: Tax brackets and rates are subject to change based on annual State Budgets. The figures generated by this tool are estimates. Always consult a licensed conveyancer or solicitor for exact figures before signing a contract of sale.*

First Home Buyer Concessions & Exemptions

To help Australians get their foot on the property ladder, every state and territory offers generous First Home Buyer Assistance schemes. These can completely eliminate (exempt) or significantly reduce (concede) your stamp duty bill.

NSW & VIC: Typically offer full exemptions for lower-priced properties (e.g., under $800k in NSW or $600k in VIC) and sliding scale concessions for properties up to a certain cap.
QLD: Offers strong concessions specifically targeting first homes and vacant land intended for building a first home.
WA & SA: Provide targeted relief, often heavily favoring the purchase of brand new homes or off-the-plan apartments to stimulate the construction sector.

*Disclaimer: To qualify for First Home Buyer concessions, you generally must move into the property within 12 months of settlement and live there continuously for at least 6 to 12 months. Failure to meet these criteria can result in severe penalties and retrospective tax bills.*

The Foreign Purchaser Surcharge

If you are not an Australian Citizen, Permanent Resident, or a Special Category Visa holder (New Zealand citizen) who meets the physical presence test, you will likely be hit with a Foreign Purchaser Additional Duty (FPAD). This surcharge is applied on top of the standard stamp duty. In states like NSW and VIC, this surcharge can be up to 8%, turning a standard $40,000 stamp duty bill into a massive $120,000+ liability.

Frequently Asked Questions (Stamp Duty Guide)

1. Can I add the stamp duty cost to my mortgage?

Banks do not lend you money specifically to pay stamp duty. However, stamp duty increases the total funds required to settle. If you use your cash savings to pay the stamp duty, your remaining deposit decreases. This increases your Loan-to-Value Ratio (LVR), which may force you to pay Lenders Mortgage Insurance (LMI).

2. Is property stamp duty tax-deductible in Australia?

No, you cannot claim stamp duty as an immediate tax deduction against your regular income. However, for investment properties, the stamp duty is added to the property’s ‘Cost Base’. This helps reduce your Capital Gains Tax (CGT) liability when you eventually sell the property.

3. When do I actually have to pay the stamp duty?

The deadline varies by state. In NSW, it is generally payable within 3 months of signing the contract or upon settlement (whichever comes first). In VIC and QLD, it is usually payable within 30 days of the property settlement. Your conveyancer or solicitor will usually arrange for this to be paid from your funds during the settlement process.

4. Do I pay stamp duty if I buy off-the-plan?

Yes, but many states offer an ‘Off-the-Plan Concession’. In Victoria, for example, the stamp duty is only calculated on the dutiable value of the land at the time of signing the contract, effectively ignoring the cost of the building that hasn’t been constructed yet. This results in massive savings.

5. What happens if I transfer a property to my spouse?

Transferring a property to a spouse or de facto partner is generally exempt from stamp duty in most states, provided it is their principal place of residence. However, transfers of investment properties between spouses will usually trigger standard stamp duty charges based on half the market value of the property.