OzStampDutyCalc

Free Australian property calculators

Australian Stamp Duty Calculator

Estimate stamp duty when buying property in Australia. Compare costs across states and territories, explore eligible concessions, and understand your upfront purchasing expenses.

  • All 8 states and territories
  • State-specific calculations
  • Free to use
  • No account required

All fields are needed for an accurate estimate. Nothing you enter leaves your browser.

The price or market value, whichever is higher, in whole dollars.

How will you use it?
Are you a first home buyer?

Relief depends on eligibility rules we list with your result. Answering yes doesn't guarantee it.

Is any buyer a foreign person?

Generally someone who is not an Australian citizen or permanent resident. Each state defines it slightly differently.

The date contracts are exchanged decides which rules apply.

Estimated government duty · New South Wales

$ —

Enter a price to see your estimate.

  1. 1Choose the state and enter the price.
  2. 2Tell us about the property and the buyers.
  3. 3See the duty, any concessions and the total, with sources.

Official sources

Estimates only. OzStampDutyCalc is not affiliated with any government agency and does not give financial, legal or tax advice. Duty is assessed by your state or territory revenue office, so confirm your figures with them or a conveyancer before you rely on them.

How to use the calculator

  1. 1

    Enter the price and location

    Choose the state or territory and type the purchase price, or the market value if it's higher.

  2. 2

    Add buyer and property details

    Tell us the property type, whether you'll live there, and whether you're a first home buyer or a foreign purchaser.

  3. 3

    Review your estimate

    See the duty, the concessions we could apply, any surcharge and the total, with the official source for each figure.

Stamp duty by state and territory

Every state sets its own rates, concessions and surcharges. Each guide below has a calculator preset for that state, worked examples and links to the revenue office.

Understanding stamp duty

What stamp duty is

Stamp duty, also called transfer duty, land transfer duty or conveyance duty, is a state and territory tax on buying property. It is usually the largest upfront government cost of a purchase after the deposit.

How it's calculated

Most states use progressive bands: a fixed amount plus a rate for each $100 above the start of the band. Duty is charged on the higher of the price and the market value, and the contract date decides which year's rates apply.

Why it varies by state

Each state and territory writes its own duty law. The same $700,000 home can attract very different duty depending on where it is, whether you'll live in it, and whether you're a first home buyer.

Who may pay less

Owner-occupiers get lower rates in some states, and most states offer first home buyer exemptions or concessions with value caps and residence rules. Eligibility is never automatic: you must meet each condition and usually apply.

Foreign purchasers

Most states charge foreign persons an extra surcharge on residential property, from 7% to 9% of the value. The ACT and NT don't charge a surcharge on duty.

Other costs to budget for

Duty isn't the only cost. Land title registration fees, mortgage registration, conveyancing, building and pest inspections, and lender fees can add thousands more.

For first home buyers

First home buyers

Every state except the NT offers first home buyers some help with duty, but the caps, property types and residence rules differ a lot. Being a first home buyer on its own doesn't guarantee a concession.

First home buyer guide
  • New versus established: SA and, for new homes and vacant land, QLD give full relief with no value cap, while SA gives none on established homes.
  • Value caps: NSW exempts homes to $800,000, VIC to $600,000 and WA to $600,000, each with a sliding concession above.
  • Residence rules: you'll generally need to move in within 12 months and live there for 6 to 12 months.
  • Grants are separate: First Home Owner Grants are paid on top of, not instead of, duty relief.

Stamp duty FAQs

What is stamp duty?

Stamp duty is a tax that state and territory governments charge when you buy property. Depending on the state it's called transfer duty, land transfer duty or conveyance duty. It's calculated on the higher of the purchase price and the market value.

How much stamp duty will I pay?

It depends on the state, the price, the property type, whether you'll live there, and whether you qualify for any concessions. Use the calculator above for an estimate based on the current published rates, then confirm it with the revenue office or your conveyancer.

Do first home buyers pay stamp duty?

Many pay little or none, but it isn't automatic. Each state has its own caps and conditions: for example NSW exempts homes up to $800,000 and Victoria up to $600,000, while South Australia only gives relief on new homes and vacant land.

Is stamp duty different in each state?

Yes. Each state and territory sets its own rates, thresholds and concessions, so the same price can attract very different duty in different places.

Can stamp duty be included in a home loan?

Some lenders let you borrow more to cover duty and other costs, which raises your loan-to-value ratio and may mean paying lenders mortgage insurance. Talk to your lender or a licensed broker about your situation.

Do foreign purchasers pay additional duty?

In most states, yes. NSW charges 9%, Victoria and Queensland 8%, Tasmania 8% (1.5% on primary production land), and WA and SA 7%. The ACT and NT don't charge a foreign surcharge on duty.

Are there stamp duty exemptions?

Yes, for things such as some first home purchases, transfers between spouses, and, in South Australia, commercial land. Exemptions have strict conditions and usually need an application, so check with your state's revenue office.