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Stamp Duty Calculator

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What is stamp duty?

Stamp duty in Australia is a state and territory government tax applied to the sale or transfer of many personal and business-related assets, most commonly property. When buying or otherwise taking possession of homes or land, it's often referred to as the land transfer duty.

How much is stamp duty?

Stamp duty is often calculated as a percentage of the property’s value, ranging from 3-5%. So, the cheaper the home you’re buying, the cheaper the cost of stamp duty.

Each state in Australia applies stamp duty differently, with individual rates, purchase thresholds, and exemptions that eligible buyers will need to understand how to calculate payable duty or apply for concessions when purchasing a home.

Your stamp duty costs will vary depending on:

  • The state or territory your property is located in
  • The cost of the purchase
  • The type of property you purchase (e.g. house, apartment, vacant land)
  • Whether you're buying a home or investment property
  • Your residency status
  • Your income and partner’s income
  • Your eligibility as a first-home buyer
  • Your eligibility for pensioner concessions

$500,000 property stamp duty example calculation

StateOwner-occupier stamp dutyInvestment stamp duty

NSW

$17,932

$17,932

VIC

$21,970

$25,070

QLD

$15,925

$15,925

ACT

$11,400

$11,400

SA

$21,330

$21,330

WA

$17,765

$17,765

NT

$23,929

$23,929

TAS

$18,247

$18,247

Note: This is an example based on current stamp duty rates and not an accurate indication of how much you will need to pay. It excludes any applicable stamp duty exemptions or mortgage registration and transfer fees.

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Most states have a stamp duty exemption for first-home buyers purchasing a new property under $500,000 - $600,000, or stamp duty may apply at a much reduced rate.

$750,000 property stamp duty example calculation

StateOwner-occupier stamp dutyInvestment stamp duty

NSW

$29,182

$29,182

Vic

$40,070

$40,070

QLD

$26,775

$26,775

ACT

$22,200

$22,200

SA

$33,955

$33,955

WA

$29,740

$29,740

NT

$37,125

$37,125

TAS

$28,935

$28,935

Note: This is an example based on current stamp duty rates and not an accurate indication of how much you will need to pay. It excludes any applicable mortgage registration and transfer fees.

Want to see how stamp duty is calculated in your state?

Choose from one of the state-specific stamp duty calculators below to learn more about purchase limits, exemptions, and stamp duty formulas.

Who pays stamp duty in Australia?

The buyer of the property is liable to pay stamp duty, or anyone receiving the transfer of assets (unless exemptions apply). Typically, stamp duty is payable within 30-90 days of settlement, depending on the state or territory. Late payment penalties apply. Because stamp duty is an upfront cost, you need to budget for it in addition to your deposit, property cost, conveyancing, and insurance.

If you’re using a mortgage broker, they will liaise with conveyancers to lodge the payment on your behalf with the revenue office. Most lenders will allow you to add stamp duty to the principal amount of your home loan. This will increase your home loan repayments.

How do you pay stamp duty?

Stamp duty can be paid by direct deposit, cheque, credit card, and other major payment options. In most cases, you will receive a notice from your state government office delivered to the address of the purchased property or via email. This letter will often contain:

  • The amount of stamp duty payable
  • Details on the tax and how it was calculated
  • Concessions or exemptions included in the calculation
  • Payment options
  • Payment due date
  • Information regarding late payments and associated penalties or charges
  • Reference details for the notice and payment

Can you avoid stamp duty in Australia?

There are some circumstances where you can avoid paying stamp duty, like if you’re a first-home buyer and your property’s value or vacant land is less than the threshold set by your state or territory government.

In addition, stamp duty exemptions apply when transferring property between spouses or domestic partners. Seniors, pensioners and farmers may also be eligible for stamp duty concessions in some states. Thresholds and eligibility criteria vary by location, so check with your local revenue office for specific details.

Stamp duty calculator FAQs

Stamp duty is calculated as a percentage on a sliding scale according to your property price or market value (whichever is higher).

Each state and territory in Australia calculates stamp duty differently, and you will need to understand the rate brackets and any concessions or exemptions applicable to your state to make an estimation or just use our stamp duty calculator above.

You can reduce the amount of stamp duty you’re liable for by applying for exemptions or concessions from your state revenue office. Most states in Australia offer some form of first-home buyer assistance, each with different eligibility criteria.

You can claim a stamp duty exemption when you buy your first property (up to a nominated value) or transfer a property title to a spouse. In some states, stamp duty exemptions exist when property changes hands following a divorce or death. In most cases, you'll need to contact your state revenue office and complete an application for an exemption.

Your state or territory government may impose interest charges if you don’t pay the stamp duty on your property on time or may take legal action to recover the outstanding amount of stamp duty if you fail to pay it altogether. A lien may be placed on your property until stamp duty is paid.

Stamp duty on an investment property is not tax deductible in Australia, as it’s treated as a capital expense. However, stamp duty can offset capital gains and reduce your capital gains tax (CGT). Speak to an accountant about your options.

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