Free Australian stamp duty calculator updated for 2024-25. Calculate transfer duty for property purchases in NSW, VIC, QLD, WA, SA, TAS, ACT, and NT. Automatically applies first home buyer exemptions and concessions, foreign buyer surcharges, and off-the-plan concessions where applicable.
Stamp Duty
$0
Est. Legal Fees
$0
Conveyancing estimate
Total Purchase Cost
$0
Price + duty + fees
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Stamp duty (also called transfer duty) is a tax levied by state and territory governments when you purchase property. It's one of the largest upfront costs of buying a home, often ranging from $10,000 to $50,000+ depending on the property value and state. Each state sets its own rates and thresholds.
Stamp duty is worked out on a sliding scale of value bands. Each state revenue office publishes a duty table: a fixed dollar amount for everything up to a threshold, plus a marginal rate on the portion of the price above that threshold. The plain-text formula for any band is:
Stamp duty = fixed duty for the band + (purchase price − band threshold) × marginal rate
Then, if you qualify as a first home buyer purchasing a primary residence, you subtract any exemption (which can reduce the duty to $0) or partial concession your state offers.
A $700,000 purchase falls in the Revenue NSW band above $364,000 (fixed duty $10,909, plus $4.50 per $100 over $364,000). The portion above the threshold is $700,000 − $364,000 = $336,000, so the marginal duty is $336,000 ÷ 100 × $4.50 = $15,120. Total transfer duty = $10,909 + $15,120 = $26,029. A first home buyer at this price pays $0 in NSW, because $700,000 is under the $800,000 full-exemption threshold.
Every state except South Australia offers some form of stamp duty relief for first home buyers purchasing a primary residence. NSW provides a full exemption for properties up to $800,000 with partial concessions to $1,000,000. Victoria exempts properties up to $600,000. The ACT offers a full exemption up to $1,000,000. These concessions can save first home buyers tens of thousands of dollars.
Beyond stamp duty, property buyers should budget for conveyancing/legal fees ($1,500-$3,000), building and pest inspections ($400-$800), loan application fees ($0-$600), title search fees, and mortgage registration fees. If your LVR exceeds 80%, you'll also need to factor in Lenders Mortgage Insurance.
Stamp duty (or transfer duty) is a state government tax charged when you purchase property. The amount varies by state, property value, and buyer type. It's typically the largest upfront cost after the deposit and is paid at settlement.
Most states offer stamp duty exemptions or concessions for first home buyers. In NSW, first home buyers pay no stamp duty on properties up to $800,000 (concession to $1,000,000). In VIC, the threshold is $600,000 (concession to $750,000). QLD exempts new and established homes up to $700,000 with a tapered concession to $800,000 (effective 9 June 2024). Check your state revenue office for current thresholds and conditions.
Stamp duty is usually paid at settlement (when ownership transfers). Some states allow you to defer payment or pay in instalments. In most cases, your conveyancer or solicitor will arrange payment as part of the settlement process.
Generally no — most lenders don't allow stamp duty to be capitalised into your home loan. You need to pay stamp duty from your own funds at settlement. However, some lenders may allow it for certain loan-to-value ratios. Factor stamp duty into your savings plan alongside your deposit.
The ACT is progressively reducing stamp duty as part of a 20-year tax reform, shifting the revenue to higher annual general rates (a land-value tax based on AUV) — its conveyance duty rates are now among the lowest. The NT has relatively low stamp duty for properties under $525,000. Queensland charges no stamp duty on the first $5,000 of property value. The cheapest state depends on your property's value.
Stamp duty on your primary residence is not tax-deductible. For investment properties, stamp duty is added to the property's cost base, which reduces your capital gains tax when you eventually sell. It cannot be claimed as an annual deduction.
Sources & methodology
This calculator applies each state and territory's 2024-25 transfer (stamp) duty rate brackets and thresholds, then subtracts any first home buyer exemption or concession for primary residences. Figures are computed in your browser — nothing you enter is stored or sent to a server.
Authoritative sources
Reviewed by Bishal Shrestha — Founder of OneBookPlus, 10+ years building tools with Australian tax-agent and BAS-agent practices. Last reviewed and updated: May 2026.
Disclaimer: This calculator produces estimates only and is not tax advice. Tax outcomes depend on your individual circumstances. For decisions that affect your tax position, consult a registered tax agent or the ATO directly.
OneBookPlus handles invoicing, GST tracking, BAS prep, and ATO lodgement automatically.
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