Stamp Duty Calculator

Stamp Duty Calculator

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What is stamp duty?


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


How much is stamp duty?


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


The stamp duty you will pay may vary, depending on:


  • The state or territory the property is located in
  • The cost of the purchase
  • The type of property you purchase
  • Your residency status
  • Your income and partner’s income
  • Your eligibility as a first-home buyer
  • Your eligibility for pensioner concessions

Example of stamp duty on property

StateNSW
Property Price$500,000
Property TypeEstablished Home, Primary Residence
Stamp Duty$17,932

You can use the stamp duty calculator to estimate how much duty may be payable.


Money Logo Money Tip

Generally, first-home buyers and properties under $500,000 in value will attract the lowest amount of stamp duty across all states of Australia.


Who pays stamp duty?


The person or business purchasing the property or receiving the transfer of assets will be liable to pay stamp duty. As this can often be a significant additional cost on the purchase price of property, it’s important to estimate the transfer tax on properties so you can clearly understand your financial obligations.


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 by e-mail. 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

Each state will have its own payment terms and instructions, however payment due dates can be anywhere between the day of settlement and up to three months following the purchase of property.


Stamp duty in Australia by state


New South Wales (NSW) Stamp Duty

Purchase price of property Stamp Duty payable
Up to $14,000 1.25% of the property’s value
$14,001 - $30,000 $175 plus 1.5% per dollar over $14,000
$30,001 - $81,000 $415 plus 1.75% per dollar over $30,000
$81,001 - $304,000 $1,307 plus 3.5% per dollar over $81,000
$304,001 - $1,013,000 $9,112 plus 4.5% per dollar over $304,000
$1,013,001 - $3,040,000 $41,017 plus 5.5% per dollar over $1,013,000
More than $3,040,000 $152,502 plus 7% per dollar over $3,040,000

Payment Due Date


NSW stamp duty needs to be paid within 3 months from settlement day.


In the case of off-plan purchases, as long as you plan to reside in the property, there’s a chance You may be eligible to postpone the tax payment for up to 12 months if you are:


  • Making an off-plan purchase
  • Planning to live on the property

Exemptions


The First-Home Buyers Assistance Scheme within NSW allows for an exemption on stamp duty if the property is valued below $650,000, and is being purchased as your first home.


First-home buyers may also receive concessions for:


  • New homes valued between $650,000 and $800,000
  • Vacant land valued between $350,000 and $450,000

You can visit the Revenue NSW site to learn more about thresholds, exemptions, and how to contact your state office.


Queensland (QLD) Stamp Duty

Purchase price of property Stamp Duty payable
Up to $5,000 Zero
$5,001 - $75,000 1.5% per dollar over $5,000
$75,001 - $540,000 $1,050 plus 3.5% per dollar over $75,000
$540,001 - $1,000,000 $17,325 plus 4.5% per dollar over $540,000
More than $1,000,000 $38,025 plus 5.75% per dollar over $1,000,000

Payment Due Date


QLD stamp duty needs to be paid within 30 days from settlement day.


Exemptions


There are exemptions and concessions available in Queensland for first-home buyers:


  • Home Concession - Applies to the first $350,000 on property, with a maximum concession of $7,175. Standard transfer duty rates are applied to the remaining value
  • First Home Concession - Only applies to a first-home purchase valued under $550,000, with a maximum concession of $15,925
  • First Home Vacant Land Concession - Only applies to vacant land valued under $400,000, with a maximum concession of $7,175
  • First Home Owner Grant - Only applies to property valued under $750,000. A grant of $15,000 can be used for buying or building a new house, unit or townhouse

Money Logo Money Tip

The First Home Owner Grant is paid per property, not per applicant. If you are making a joint application, you cannot both apply for the grant.


You can visit the Queensland Government site to learn more about thresholds, exemptions, and how to contact your state office.


South Australia (SA) Stamp Duty

Purchase price of property Stamp Duty payable
Up to $12,000 1% of the property value
$12,001 - $30,000 $120 plus 2% per dollar over $12,000
$30,001 - $50,000 $480 plus 3% per dollar over $30,000
$50,001 - $100,000 $1,080 plus 3.5% per dollar over $50,000
$100,001 - $200,000 $2,830 plus 4% per dollar over $100,000
$200,001 - $250,000 $6,830 plus 4.25% per dollar over $200,000
$250,001 - $300,000 $8,955 plus 4.75% per dollar over $250,000
$300,001 - $500,000 $11,330 plus 5% per dollar over $300,000
More than $500,000 $21,330 plus 5.5% per dollar over $500,000

Payment Due Date


SA stamp duty needs to be paid either prior to, or on the day of settlement.


Exemptions


There are exemptions and concessions in South Australia if you are purchasing your first home. The First Home Owner Grant (FHOG) provides $15,000 if:


  • The market value of the property is below $575,000
  • You are an Australian citizen
  • You lodge an application for an FHOG with RevenueSA

You can visit the SA Department of Treasury and Finance site to learn more about thresholds, exemptions, and how to contact your state office.


Tasmania (TAS) Stamp Duty

Purchase price of property Stamp Duty payable
Up to $3,000 $50
$3,001 - $25,000 $50 plus 1.75% per dollar over $3,000
$25,001 - $75,000 $435 plus 2.25% per dollar over $25,000
$75,001 - $200,000 $1,560 plus 3.5% per dollar over $75,000
$200,001 - $375,000 $5,935 plus 4% per dollar over $200,000
$375,001 - $725,000 $12,935 plus 4.25% per dollar over $375,000
More than $725,000 $27,810 plus 4.5% per dollar over $725,000

Payment Due Date


TAS stamp duty needs to be paid within 3 months from the date property is transferred, which generally occurs on settlement day.


Exemptions


There are a number of concessions on stamp duty available in Tasmania:


  • First-Home Buyer Concession - Provides a 50% concession for first-home buyers on property valued below $400,000
  • Pensioner Downsize Concession - Provides a 50% concession for pensioners who sell their existing property and purchase a new home valued below $400,000
  • Personal Relationship Concession - There are potential concessions available when transferring property between two individuals who are either married or in a significant relationship

Money Logo Money Tip

Both the First-Home Buyer and Pensioner Downsize Concessions will be reassessed on 30 June, 2020.


You can visit the State Revenue Office of Tasmania site to learn more about thresholds, exemptions, and how to contact your state office.


Northern Territory (NT) Stamp Duty

Purchase price of property Stamp Duty payable
Up to $525,000 Based on NT duty formula
$525,001 - $3,000,000 4.95% of the property value
$3,000,001 - $5,000,000 5.75% of the property value
More than $5,000,000 5.95% of the property value

NT Stamp Duty Formula


Stamp duty is calculated differently in the NT than in other Australian states. A formula is provided by the Northern Territory Government to help estimate stamp duty on properties purchased for less than $525,000:


  • (0.06571441 x (V x V)) + 15V
  • V is 1/1,000 of the property’s dutiable value

For example, if you were to purchase a property valued at $500,000, the amount of stamp duty you would pay is:


  • (0.06571441 x (V x V)) + 15V
  • (0.06571441 x (500,000/1,000 x 500,000/1,000)) + 15 x 500,000/1,000
  • (0.06571441 x 250,000) + 15 x 500
  • 16,428.60 + 7,500 = 23,928.60
  • The stamp duty applied to a $500,000 property will be $23,928.60


Payment Due Date


NT stamp duty needs to be paid within 60 days from settlement day.


Exemptions


The NT government provides a stamp duty concession for first-home buyers on both new and established properties up to $500,000. To be eligible:


  • You need to be purchasing your first home in Australia
  • The home must be used as your principal place of residence for at least six months, within 12 months of taking ownership
  • The home’s value cannot be more than $650,000

Money Logo Money Tip

This concession is additional to any first-home owner grants you may be entitled to claim.


You can visit the NT Department of Treasury and Finance site to learn more about thresholds, exemptions, and how to contact your state office.


Western Australia (WA) Stamp Duty

Purchase price of property Stamp Duty payable
Up to $120,000 1.9% per dollar up to $120,000
$120,001 - $150,000 $2,280 plus 2.85% per dollar over $120,000
$150,001 - $360,000 $3,135, plus 3.8% per dollar over $150,000
$360,001 - $725,000 $11,115 plus 4.75% per dollar over $360,000
More than 725,000 $28,453 plus 5.15% per dollar over $725,000

Payment Due Date


When purchasing property in WA, the buyer will need to apply for a Duties Assessment Notice from the State Revenue Office within 2 months from the date of settlement.


WA stamp duty needs to be paid within 1 month following the issue of the duties notice.


Exemptions


The First Home Owner Rate of Duty allows for exemptions and concessions when purchasing a property as your first home. This exemption only applies to:


  • Properties valued at less than $530,000
  • Vacant land less than $400,000

There are also various grants available to first-home buyers which may help further reduce the cost of purchasing a home.


You can visit the WA Department of Finance site to learn more about thresholds, exemptions, and how to contact your state office.


Victoria (VIC) Stamp Duty

Purchase price of property Stamp Duty payable
Up to $25,000 1.4% per dollar up to $25,000
$25,001 - $130,000 $350 plus 2.4% per dollar over $25,000
$130,001 - $960,000 $2870 plus 6% per dollar over $130,000
More than $960,000 5.5% of purchase price

Payment Due Date


VIC stamp duty needs to be paid within 30 days from settlement day.


Exemptions


First-time home buyers in Victoria (VIC) are entitled to an exemption from stamp duty:


  • Full exemptions only apply to homes with a value up to $600,000
  • Partial exemptions apply to homes valued between $600,000 and $750,000
  • The home must be your primary place of residence
  • You need to move in to the property within 12 months of settlement
  • You need to reside at the property for 12 months without changing address

You can visit the State Revenue Office Victoria site to learn more about thresholds, exemptions, and how to contact your state office.


Australian Capital Territory (ACT) Stamp Duty

Purchase price of property Stamp Duty payable
Up to $200,000 1.2% per dollar up to $200,000
$200,001 - $300,000 $2,400 plus 2.2% per dollar over $200,000
$300,001 - $500,000 $4,600 plus 3.4% per dollar over $300,000
$500,001 - $750,000 $11,400 plus 4.32% per dollar over $500,000
$750,001 - $1,000,000 $22,200 plus 5.9% per dollar over $750,000
$1,000,001 - $1,455,000 $36,950 plus 6.4% per dollar over $1,000,000
More than $1,455,000 4.54% of the property value

Payment Due Date


ACT stamp duty is generally paid within 30 days from settlement:


  • The buyer must submit an application for a Notice of Assessment to Canberra Access no later than 14 days after settlement
  • Once the buyer receives the Notice of Assessment, they will need to make payment within 14 days

Exemptions



The ACT offers the Home Buyer Concession Scheme as a possible exemption to stamp duty when buying new properties, established properties, or land. Eligibility is dependent on a number of conditions, including:


  • No held interest in any land in the last two years
  • Need to live in the property for a minimum of one year after purchase
  • Cannot have joint income exceeding $160,000 per year, or $163,330 with children

The ACT also provides concessions for pensioners and individuals living with a long-term and permanent disability.


Money Logo Money Tip

Commercial properties with a dutiable value of $1,500,000 are exempt from stamp duty in the ACT.


You can visit the ACT Revenue site to learn more about thresholds, exemptions, and how to contact your state office.


Other Money.com.au Calculators


Calculated your Stamp Duty and want to work out other finance calculations? You can visit our dedicated page to view the full list of financial calculators, which you can use to estimate your tax refund, car loan repayments, calculate capital gains tax (CGT), and much more.


Stamp Duty Calculator FAQ

How do I calculate stamp duty?

Stamp duty is calculated relative to the purchase price of property. Each state 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.


Can I lower the stamp duty amount?

You can reduce the amount of stamp duty you are 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, with each state requiring different, unique eligibility criteria.


How can I get stamp duty exemption?

You can get a stamp duty exemption if you meet certain conditions set out by your state government, such as purchasing your first home or purchasing property as a pensioner. In most cases, you will need to contact your state revenue office and complete an application for an exemption.


Can I lower the stamp duty amount?

You are required to pay stamp duty when you purchase certain assets, including property. Depending on which Australian state the purchase is made, you may have up to three months to make payment to your state revenue office. Each state will inform buyers of their stamp duty and payment due dates, either by post or through email.