Stamp duty is a state or territory tax levied on the purchase of property in Australia. It's a one-time cost you pay when purchasing a property, calculated as a percentage of the property value. The amount varies significantly between states and is one of the major upfront costs in property transactions.

How is stamp duty calculated?

Stamp duty is calculated using progressive tax brackets that vary by state. Each state has different thresholds and rates. For example, NSW uses brackets from 1% to 5% depending on the property value. Our calculator uses the current 2025-26 rates for each state and applies any applicable first home buyer concessions or exemptions.

What is a first home buyer exemption?

Most Australian states provide exemptions or concessions for first home buyers. These typically range from complete exemptions (no duty payable) on properties up to a certain value, to partial concessions (reduced duty) for properties in a higher price range. The exact threshold and concession amount varies by state.

When do I pay stamp duty?

Stamp duty is typically payable within a set timeframe after you exchange contracts on the property, usually before settlement. It's often settled through your conveyancer or lawyer as part of the settlement process. You should budget for this cost as part of your upfront property purchase costs.

Can stamp duty be reduced?

Yes, stamp duty can be reduced through first home buyer exemptions and concessions if you qualify. Some states also offer exemptions for eligible rural properties or properties purchased through certain schemes. It's worth checking with your state revenue office to see if you qualify for any concessions.

What are typical first home buyer thresholds?

Thresholds vary by state. NSW exempts properties up to $950,000 with full exemption. VIC exempts up to $600,000. QLD exempts up to $500,000. WA, SA, TAS, ACT, and NT have their own thresholds ranging from $400,000 to $500,000. Check our calculator for your specific state.

Does stamp duty apply to investment properties?

Yes, stamp duty applies to investment property purchases just as it does to owner-occupied properties. However, first home buyer exemptions and concessions typically do NOT apply to investment properties. Investment property purchasers usually pay the full amount based on the property value and their state.

Are there any other costs besides stamp duty?

Yes. When buying property in Australia, you also typically pay legal fees (conveyancing), property inspection costs, lender fees (if borrowing), insurance, and land tax (depending on your state). These can add another 3-5% to your property purchase costs. Our calculator focuses on stamp duty only - consult your conveyancer for a complete breakdown.

How often do stamp duty rates change?

Stamp duty rates can change during the financial year, though major changes typically occur at the start of the financial year (July 1). Our calculator uses the current 2025-26 rates. For the most up-to-date rates, always check your state's revenue office website before finalizing your purchase.

Can I deduct stamp duty as a tax expense?

Stamp duty is not tax deductible for owner-occupied properties. However, for investment properties, stamp duty forms part of your cost base and can impact your capital gains tax calculations when you eventually sell. It's worth discussing with your accountant how stamp duty affects your overall tax position.

Stamp Duty Calculator Australia

Calculate stamp duty costs for property purchases across Australian states and territories. Includes first home buyer exemptions and concessions for 2025-26.

Jump to your state:

NSW VIC QLD WA SA TAS ACT NT

State/Territory

Property Value

Property Type

Existing PropertyNew Property

First Home Buyer

Total Stamp Duty Payable

$19,565

Property Value

$500,000

State

NSW

For general guidance only. Always consult a qualified conveyancer or your state revenue office.

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Understanding Stamp Duty in Australia

Stamp duty, also known as transfer duty or land tax, is a one-off state government tax paid when you purchase property in Australia. It's one of the largest upfront costs associated with buying property, often representing 3-5% of the purchase price depending on the state and property value.

How Stamp Duty Works

Each Australian state and territory sets its own stamp duty rates and thresholds. The duty is calculated as a progressive percentage of the property value:

Lower property values: Attract lower percentage rates (typically 1-2%)
Mid-range values: Subject to moderate rates (typically 3-4%)
Higher property values: May attract higher rates (typically 4-5%+)

State-by-State Comparison

State/Territory	FHB Threshold	Key Features
NSW	Up to $950k	Full exemption for FHB up to $950k; concession to $1.1m
VIC	Up to $600k	Full exemption to $600k; 50% concession $600-750k
QLD	Up to $500k	Full concession to $500k; discount to $650k
WA	Varies	Reduced rates for FHB across all price ranges
SA	Up to $420k	Full exemption to $420k; 50% concession $420-500k
TAS	Up to $400k	Full exemption for FHB under $400k
ACT	Up to $430k	Full exemption to $430k; 50% concession $430-500k
NT	Varies	Concessions available for eligible FHB

Worked Example: Purchasing in NSW

Let's say you're a first home buyer purchasing a $750,000 property in NSW:

Property value: $750,000
Calculated stamp duty (without concession): ~$25,000
First home buyer benefit: Full exemption applies (property under $950k)
Total stamp duty payable: $0
Savings from FHB exemption: $25,000

First Home Buyer Exemptions and Concessions

Most Australian states provide stamp duty relief for first home buyers purchasing owner-occupied property:

Full Exemption: No stamp duty payable on properties up to a specified threshold
Partial Concession: Reduced stamp duty (often 50% or 100% concession) for properties above the exemption threshold up to a higher limit
Investment Properties: First home buyer concessions typically do NOT apply to investment properties
Eligibility: You must be a first home buyer (have never owned property in Australia before) and the property must be your primary residence

Additional Costs to Budget For

When buying property in Australia, stamp duty is just one of several costs you'll encounter:

Conveyancing Fees: Legal fees for transferring property ownership ($800-$3,000+)
Building Inspection: Pre-purchase property inspection ($400-$800)
Land/Title Search: Property history and title search ($200-$400)
Lender Fees: Home loan application and settlement fees ($1,000-$2,000+)
Insurance: Home and content insurance (ongoing annual cost)
Council Rates & Land Tax: Annual property taxes (varies by state and value)

Disclaimer

This calculator provides estimates based on 2025-26 stamp duty rates. Rates change regularly and may vary based on property type, location, and individual circumstances. For accurate calculations, always consult with:

A qualified conveyancer or solicitor in your state
Your state's revenue office website
Your bank or lender (regarding additional costs)