Stamp Duty Calculator Australia (Transfer Duty)

Stamp duty (also called transfer duty) is one of the biggest upfront costs when buying property in Australia. The amount you pay depends on your purchase price (dutiable value), the state/territory, and whether you qualify for concessions (like first home buyer benefits) or pay surcharges (like foreign purchaser duty).

Quick action: Calculate stamp duty now

What is stamp duty (transfer duty)?

Stamp duty is a state/territory government tax charged when property ownership is transferred. It’s usually calculated on the contract price (or market value in some transfer scenarios).

Common search terms you might see for the same thing:

• stamp duty calculator
• transfer duty calculator
• property stamp duty
• stamp duty rates
• “how much stamp duty do I pay?”

How stamp duty is calculated (why it’s not a flat %)

Most states use progressive bands (tiered rates). That means:

• the first portion of your property value is taxed at one rate,
• the next portion at a higher rate,
• and so on.

This is why stamp duty is rarely “just 5% of the price” — it’s usually a stepped calculation.

Dutiable value: what number is used?

For standard purchases, the dutiable value is typically the contract price. In some cases (like related-party transfers), duty may be assessed on market value.

First home buyer stamp duty (exemptions and concessions)

Many states offer first home buyer concessions or exemptions, often based on:

• property value thresholds,
• whether you’ll live in the home (owner-occupier),
• property type (established home, new home, vacant land, off-the-plan),
• residency and timing requirements.

Because these rules differ by state, the best approach is:

1. select your state,
2. choose the property type,
3. toggle First Home Buyer (if applicable),
4. confirm eligibility with your conveyancer or state revenue office.

Quick action: Check first home buyer stamp duty in your state

Foreign buyer stamp duty (surcharges)

Several states charge an extra foreign purchaser surcharge (sometimes called foreign buyer duty) on top of standard duty. Surcharges vary by state and can materially change the total.

If you might be classified as a foreign purchaser, use the Foreign Buyer toggle (where available) and always confirm the definition and documentation required in your state.

When do you pay stamp duty?

In most cases, stamp duty is paid as part of settlement (or shortly after), and your conveyancer/solicitor usually arranges payment to the revenue authority.

Stamp duty vs government fees (your “total government costs”)

A common frustration is seeing a stamp duty estimate and then discovering extra government charges at settlement.

Depending on your state and transaction type, you may also pay government fees such as:

• transfer registration fee (title transfer)
• mortgage registration fee (if you’re taking a loan)

MoneyWiseCalc can show:

• Stamp duty total
• Government fees total
• Total government costs (duty + fees)

This helps you budget the “true” government outlay — not just duty alone.

Quick action: Estimate total government costs (duty + fees)

How to reduce stamp duty (legit strategies)

Depending on your state rules and your situation, you may reduce duty through:

• first home buyer concessions/exemptions,
• choosing eligible property types (e.g., some off-the-plan concessions),
• eligibility for pensioner/concession schemes (in certain states),
• correct classification of the property and transaction.

Be cautious about “stamp duty hacks” online — duty is legislation-based and the penalties for incorrect treatment can be severe.

Stamp duty by state (quick links)

Each state and territory has its own rates and rules:

• NSW: New South Wales (NSW)
• VIC: Victoria (VIC)
• QLD: Queensland (QLD)
• WA: Western Australia (WA)
• SA: South Australia (SA)
• TAS: Tasmania (TAS)
• ACT: Australian Capital Territory (ACT)
• NT: Northern Territory (NT)

Frequently asked questions

How much stamp duty will I pay?

It depends on your property value, state/territory and eligibility for concessions/surcharges. Use the calculator for an estimate and confirm final duty with your conveyancer.

What are stamp duty rates in Australia?

Rates are set by each state/territory government and commonly use progressive bands. There is no single national stamp duty rate.

Is stamp duty included in my deposit?

Usually, no. Your deposit and stamp duty are separate amounts. Some lenders also require additional funds for fees and costs at settlement.

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Important: Results are estimates for general information and can differ due to eligibility criteria, property classification, exemptions, concessions, and transaction details. Confirm with your conveyancer and your state/territory revenue office.