Stamp Duty Calculator Australia 2025
Calculate stamp duty (transfer duty) for all Australian states and territories. Compare costs across states, check first home buyer concessions, and estimate your total purchase costs.
Property Details
New South Wales Thresholds
Disclaimer: This calculator provides estimates based on standard stamp duty rates. Actual amounts may vary based on your specific circumstances, property type, and additional state-specific rules. Foreign buyer surcharges, off-the-plan concessions, and vacant land rates may differ. Consult a conveyancer or the relevant state revenue office for exact figures.
What is Stamp Duty?
Stamp duty (also known as transfer duty) is a state government tax applied to property purchases in Australia. It's calculated as a percentage of the property's purchase price or market value (whichever is higher), using a tiered bracket system.
Each Australian state and territory sets its own stamp duty rates, thresholds, and concessions. This means the same property could have significantly different stamp duty costs depending on where it's located.
Stamp duty is typically a one-time cost paid at settlement and is separate from ongoing costs like council rates and land tax.
Stamp Duty by State: Key Thresholds FY 2025-26
| State | FHB Exemption | FHB Concession | Foreign Surcharge | Top Rate |
|---|---|---|---|---|
| NSW | $1,020,000 | $1,020,001 - $1,150,000 | 9% (raised 1 Jan 2025) | 7% |
| VIC | $600,000 | $600,001 - $750,000 | 8% | 6.5% |
| QLD | $700k existing / any value new (from 1 May 2025) | $700,001 - $800,000 (existing) | 8% | 5.75% |
| WA | $450,000 (raised) | $450,001 - $600,000 | 7% | 5.15% |
| SA | New homes: no cap (full exemption) | — | 7% | 5.5% |
| TAS | $750,000 | N/A (Full or None) | 8% | 4.5% |
| ACT | Income-based | HACS Scheme | None | 5.65% |
| NT | Varies | Territory concessions | None | 5.95% |
* FHB = First Home Buyer. Thresholds apply to new and existing homes for owner-occupiers. Some states have different thresholds for new homes vs existing homes. Always verify with your state revenue office.
First Home Buyer Concessions
First home buyers can save thousands of dollars through stamp duty exemptions and concessions. Eligibility typically requires:
- You (and your partner if applicable) have never owned property in Australia
- The property will be your principal place of residence
- You must move in within 12 months and live there for at least 6-12 months (varies by state)
- The property value is below the state's threshold
- You are an Australian citizen or permanent resident
Full Exemption
If your property is below the exemption threshold, you pay $0 stamp duty. For example, in NSW, properties up to $800,000 are fully exempt for eligible first home buyers.
Partial Concession
Properties between the exemption and concession thresholds receive a sliding scale discount. The concession reduces as the property value increases toward the upper threshold.
Foreign Buyer Surcharge
Non-Australian citizens and temporary residents must pay an additional surcharge on top of standard stamp duty when purchasing residential property. This is designed to ensure foreign investment contributes to housing affordability initiatives.
8%
NSW, VIC, QLD, TAS
7%
WA, SA
0%
ACT, NT
Note: You may also need Foreign Investment Review Board (FIRB) approval to purchase property as a foreign buyer.
Ways to Reduce Stamp Duty
Buy Off-the-Plan
Some states offer stamp duty discounts for off-the-plan purchases, as you only pay duty on the land value at contract, not the finished property.
Buy Vacant Land
Purchasing land and building separately may result in lower total stamp duty, as you only pay duty on the land component.
Negotiate Below Threshold
If a property is just above a concession threshold, negotiating a slightly lower price could save significant stamp duty.
First Home Owner Grant
While not reducing stamp duty directly, the FHOG ($10,000-$30,000 depending on state) helps offset purchase costs including stamp duty.
Buy in a Different State
If you're flexible on location, comparing stamp duty across states could save thousands. Use our comparison feature above.
Pensioner Concessions
Some states offer stamp duty concessions for age pensioners or people downsizing. Check eligibility with your state revenue office.
Frequently Asked Questions
What is stamp duty in Australia?
Stamp duty (also called transfer duty) is a state/territory tax you pay when purchasing property in Australia. The amount varies by state, property value, and buyer type. First home buyers may be eligible for exemptions or concessions.
Which state has the lowest stamp duty?
The Northern Territory often has the lowest stamp duty for properties under $525,000 (where no duty applies). For higher-value properties, ACT and Queensland generally have competitive rates. Use our calculator to compare all states for your specific property value.
Do first home buyers pay stamp duty?
First home buyers may be exempt from or receive concessions on stamp duty, depending on the state and property value. For example, NSW offers full exemption up to $800,000, VIC up to $600,000, and QLD up to $700,000 for eligible buyers purchasing their principal residence.
When is stamp duty payable?
Stamp duty is typically payable at settlement or within 3 months of the contract date, depending on the state. Your solicitor or conveyancer usually arranges payment as part of the settlement process. The funds are typically transferred from your deposit or loan on settlement day.
Can I include stamp duty in my home loan?
Some lenders allow you to capitalise (add) stamp duty to your loan, but this increases your loan amount and total interest paid. Most lenders prefer you pay stamp duty separately as part of your deposit. Speak to your mortgage broker about your options.
Is stamp duty tax deductible?
For your primary residence, stamp duty is not tax deductible. However, for investment properties, stamp duty forms part of the property's cost base, which reduces capital gains tax when you sell. It cannot be claimed as an annual deduction against rental income.