About Australian stamp duty
Stamp duty — known in most states as transfer duty — is the single largest upfront cost of buying property in Australia after the deposit itself. It is levied by each state and territory, not the federal government, so the schedule, concessions and exemptions differ depending on where the property sits.
This calculator applies the current published schedule from the relevant revenue office (Revenue NSW, SRO Victoria, QRO, RevenueSA, RevenueWA, SRO Tasmania, ACT Revenue Office, NT Revenue) and overlays the first home buyer exemption and concession bands where you qualify. All maths runs in your browser; nothing is sent to a server and no signup is required.
How the calculation works
Each state publishes a bracketed schedule. For a given purchase price, the duty is calculated as:
duty = bracket_base + (price − bracket_threshold) × marginal_rate
On top of that, the calculator adds the state’s fixed transfer (registration) fee, which is what the land titles office charges to record the change of ownership. The two together make up the “Total upfront” figure shown in the results card.
First home buyer concessions
Select First home buyer as your buyer type and the calculator applies the relevant exemption (full waiver below a threshold) and concession band (partial reduction within a higher band). Above the concession cap, full duty applies. Eligibility rules — such as needing to occupy the property within 12 months and not having owned property previously in Australia — are assumed satisfied.
Frequently asked questions
How is stamp duty calculated in Australia?
Stamp duty (officially called transfer duty in most states) is calculated on a sliding scale set by each state and territory revenue office. The schedule is bracketed: you pay a fixed amount at the bracket threshold plus a marginal rate on the dollars above it. Every state publishes its own brackets and the calculator applies the rules in force for the state you select.
Which states offer first home buyer stamp duty concessions?
All states and territories offer some form of first home buyer relief, but the thresholds vary widely. NSW provides a full exemption up to $800,000 and a partial concession up to $1,000,000. Victoria exempts purchases up to $600,000 and provides a sliding concession to $750,000. QLD, SA, WA, TAS, ACT and NT each have their own thresholds and conditions — the calculator applies the correct one when you pick a state and select 'First home buyer'.
Do I pay stamp duty on a new build or off-the-plan purchase?
Most states offer reduced duty for off-the-plan or new-construction purchases for owner-occupiers, with eligibility tied to when the contract is signed and when construction commenced. These concessions are not modelled by default in this calculator — toggle to your owner-occupier or investor buyer type for the base duty, and check your state revenue office for the specific off-the-plan rule that applies to your contract.
Is stamp duty tax-deductible for investors?
No — stamp duty on a residential investment property is a capital cost, not a tax deduction. It forms part of your cost base for capital gains tax purposes when you eventually sell. Holding costs like interest, rates and depreciation are deductible against rental income; the duty paid on acquisition is not.
Are foreign buyer surcharges included?
Not in this calculator. Most states impose an additional foreign purchaser duty (typically 7–8%) on top of standard duty, and some apply land tax surcharges as well. Selecting 'Foreign' applies the base duty schedule only; for the full surcharge amount, check the revenue office in the state of purchase.
What's the difference between stamp duty and transfer fee?
Stamp duty is the tax on the transaction. The transfer fee is a separate, much smaller fixed charge from the land titles office to register the change of ownership. Both are payable at settlement, and both are shown in the 'Total upfront' figure in this calculator.
Disclaimer
Figures are illustrative and based on published state revenue schedules current as at 2026. They do not account for off-the-plan concessions, pensioner discounts, foreign purchaser surcharges, or off-market transfer rules. This is general information only and is not personal financial, tax or legal advice. Confirm material decisions with a licensed conveyancer or accountant.