Stamp Duty Calculator Australia

Quick answer

Estimate stamp duty and settlement cash

For NSW purchases, this calculator estimates base transfer duty using the current NSW rate table and adds NSW foreign purchaser surcharge when selected. For other states and territories, it keeps the upfront cost planning fields active but clearly tells you to use the official calculator for duty.

Trust

This is an estimate only

Transfer duty and stamp duty rules change, vary by state, and can depend on eligibility, contract date, property type, dutiable value, residency, and concessions. Check the official revenue office or a conveyancer before signing a contract.

Definition

What is stamp duty in Australia?

Stamp duty is a state or territory tax commonly paid when property ownership changes. Many Australian revenue offices now call it transfer duty, land transfer duty, property transfer duty, or conveyance duty. The amount usually depends on the dutiable value of the property, which is commonly the purchase price or market value, whichever applies under the state rules.

Method

How this stamp duty calculator works

The calculator combines property details with upfront cost planning. For NSW, it applies the 2026/2027 general transfer duty scale and premium residential duty rate, then adds the NSW foreign purchaser surcharge if selected. It does not automatically apply first home buyer concessions because eligibility depends on official rules. For other states, it shows a clear official-check warning instead of pretending to calculate a rate table that has not been implemented.

• Property price is treated as the planning value entered by the user.
• Deposit can be entered as a percentage or manual amount.
• Conveyancing, inspections, government fees, lender costs, moving buffer, and optional LMI are manual planning fields.
• NSW first home buyer outcomes are shown as possible concession notes, not confirmed eligibility.

State guide

Stamp duty by state and territory

Each state or territory has its own duty name, rates, thresholds, and concessions. This page keeps the state selection visible so the calculator can be extended without changing the route.

• NSW: called transfer duty; rates vary by dutiable value; first home buyer and foreign purchaser rules may apply.
• VIC: called land transfer duty; rates vary by property value and concessions may apply.
• QLD: called transfer duty; home, first home, and vacant land concessions may apply.
• WA: called transfer duty; rates and first home owner duty concessions depend on value and property type.
• SA: commonly called stamp duty; rules vary by land value, transaction type, and current relief settings.
• TAS: called property transfer duty; rates and concessions should be checked with the State Revenue Office.
• ACT: called conveyance duty; rates and assistance settings vary and can change.
• NT: commonly called stamp duty; check the official NT Government rules for current rates.

Concessions

First home buyer stamp duty concessions

First home buyer stamp duty concessions and exemptions vary by state, buyer eligibility, property type, purchase price, residency, and whether the property will be occupied as a principal place of residence. In NSW, eligible first home buyers may receive a full exemption for new or existing homes valued up to $800,000, reduced duty for homes over $800,000 and under $1 million, a vacant land exemption up to $350,000, and reduced duty for vacant land over $350,000 and under $450,000. Always check the official scheme rules.

Budgeting

Stamp duty vs total upfront buying costs

Stamp duty is only one part of the cash needed to buy a property. Buyers also need to plan for the deposit, conveyancing, building and pest inspections, government registration or transfer fees, lender fees, possible LMI, moving costs, and a buffer for settlement timing. A property buying costs calculator is more useful when those amounts sit beside the duty estimate.

Example

Example calculation

For an $800,000 NSW owner-occupier existing home using a 20% deposit, the calculator estimates a $160,000 deposit and about $30,187 in base NSW transfer duty before any first home buyer concession. If the buyer also enters $2,200 for conveyancing, $700 for inspections, $600 for lender fees, $350 for government fees, and $2,500 as a moving buffer, the estimated upfront cash needed is about $196,537. This is an example only and assumes no concession, surcharge, or unusual transaction adjustment.

Mistakes

Common mistakes when estimating stamp duty

The biggest mistake is budgeting only for the deposit and forgetting stamp duty and settlement costs. Buyers also commonly assume a first home buyer concession applies automatically, forget state-specific rules, ignore foreign purchaser surcharge, miss vacant land or new home differences, or skip the final check with a conveyancer.

• Only budgeting for the deposit.
• Forgetting state-specific rules and contract dates.
• Assuming first home buyer concessions apply automatically.
• Ignoring possible foreign purchaser surcharge.
• Not checking vacant land, new home, or off-the-plan differences.
• Not confirming the estimate with a conveyancer before signing.

Official check

When to use the official calculator

Use the official state revenue calculator whenever you need a binding or near-final number, especially before exchange, settlement, refinancing, related-party transfers, foreign purchaser scenarios, first home buyer concessions, off-the-plan purchases, or vacant land. For NSW, use Revenue NSW transfer duty resources and the First Home Buyer Assistance Scheme calculator for eligibility-sensitive estimates.