Calcula.

Stamp Duty Calculator Australia

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Estimate the stamp duty (transfer duty) payable when you buy a property anywhere in Australia. This calculator uses current 2025–26 rate schedules from each state and territory revenue office and applies first home buyer concessions where available, so you can budget for one of the largest upfront costs of a property purchase.

Property details

In AUD. Use the contract price.
Eligibility usually requires you to occupy the home and meet residency, ownership and (in some states) income tests.
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Estimated stamp duty

Stamp duty payable
—
after concessions
First home buyer saving
—
—
Estimated upfront cost
—
duty + ~$1,000 fees

How to use this calculator

  • Enter the property’s contract price (or market value, whichever is higher — that’s how revenue offices calculate dutiable value).
  • Select the state or territory where the property is located.
  • Tick the first home buyer box only if you genuinely meet your state’s eligibility criteria, including residency, ownership history and any income tests.
  • The result shows the duty, the saving from any concession, and an indicative total upfront cost (with around $1,000 for transfer and mortgage registration fees).

Key assumptions

  • Rates are 2025–26 transfer/conveyance duty schedules published by each state and territory revenue office.
  • The buyer is an Australian resident — foreign purchaser surcharges (typically 7–9%) are not applied.
  • The property is residential and will be the buyer’s principal place of residence (used for QLD, WA, ACT concession assumptions).
  • For SA, the first home buyer concession is assumed to apply to a new home (SA does not concede on established homes).
  • For ACT, the Home Buyer Concession Scheme is assumed to apply (subject to income test).
  • Mortgage registration and transfer fees are estimated at $1,000 in total for the upfront cost figure; actual fees vary by state.

Frequently asked questions

How is stamp duty calculated in Australia?
Each state and territory uses a progressive bracket system based on the property’s purchase price (or market value if higher). The marginal rate increases as the value rises, with top rates ranging from 4.5% in Tasmania to 6.5% in Victoria for high-value properties.
Do first home buyers pay stamp duty?
It depends on the state and the price. NSW exempts first home buyers up to $800,000, Victoria up to $600,000, Queensland fully exempts owner-occupier first home buyers from 1 May 2025, WA exempts up to $500,000 (metro/Peel), SA exempts new homes only with no cap, Tasmania exempts up to $750,000, the ACT exempts up to $1,020,000 (income test), and the NT exempts up to $700,000.
When do I have to pay stamp duty?
Generally within 30 days to 3 months of settlement, depending on the state. In Tasmania and Western Australia the window is around 2–3 months from contract; in NSW and Victoria it’s typically 3 months; in Queensland it’s 30 days from assessment. Late payment attracts interest and penalties — your conveyancer will usually arrange payment at settlement.
Is stamp duty tax deductible?
Generally no for owner-occupiers. For investors, stamp duty is added to the cost base of the property and reduces capital gain when you sell — it’s not an immediate tax deduction. Always confirm with a registered tax agent.
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This calculator provides general estimates only and is not financial advice. Please consult a licensed financial adviser before making any financial decisions.