Stamp Duty Calculator

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Stamp duty calculator

To use this calculator select your state or territory, enter the value of your property (the full value, not your loan amount), choose the type of purchase (home to live in, investment or land) and select yes or no if you're a first home buyer or not.

What is stamp duty?

Stamp duty in Australia is a state/territory level tax levied on large transactions such as property purchases, cars or other assets. Historically, stamp duty was levied on the signing of various legal documents, hence the word stamp. Stamp duty is sometimes referred to as transfer duty.

Stamp duty rates by state/territory

Your stamp duty cost varies depending on where you live. Governments update these costs every few years, depending on state budgets and tax policy.

Click your state or territory below to find out about stamp duty costs where you live.

• Australian Capital Territory

  Here are the rates of duty for owner occupiers in the ACT:

  Home Buyer Concession Scheme

  Property value	Duty rate (owner-occupier)
  Up to $260,000	$0.40 for every $100 (or part of $100)
  Between $260,001 and $300,000	$1,040, plus $2.20 per $100 (or part) above $260,000
  Between $300,001 and $500,000	$1,920, plus $3.40 per $100 (or part) above $300,000
  Between $500,001 and $750,000	$8,720, plus $4.32 per $100 (or part) above $500,000
  Between $750,001 and $1,000,000	$19,520, plus $5.90 per $100 (or part) above $750,000
  Between $1,000,000 and $1,455,000	$34,270, plus $6.40 per $100 (or part) above $1,000,000
  More than $1,455,000	A flat rate of $4.54 per $100, applied to the total value

  Here are the rates of conveyance duty in the ACT for investors:

  Property value	Duty rate (investor)
  Up to $200,000	$1.20 per $100 (or part of $100)
  Between $200,001 and $300,000	$2,400, plus $2.20 per $100 (or part) above $200,000
  Between $300,001 and $500,000	$4,600, plus $3.40 per $100 (or part) above $300,000
  Between $500,001 and $750,000	$11,400, plus $4.32 per $100 (or part) above $500,000
  Between $750,001 and $1,000,000	$22,200, plus $5.90 per $100 (or part) above $750,000
  Between $1,000,000 and $1,455,000	$36,950, plus $6.40 per $100 (or part) above $1,000,000
  More than $1,455,000	A flat rate of $4.54 per $100, applied to the total value

  ACT stamp duty concessions

  The ACT has the Home Buyer Concession Scheme, which offers $0 stamp duty for properties under $1,000,000 and reduced rates above that.

  You may be eligible for this concession even if you've owned property before, but not in the last 5 years. Eligibility depends on household income and the number of dependent children you have. Buyers must also live in the home continuously for at least 1 year, starting within 12 months of settlement.

  Read the complete guide to stamp duty in ACT

• New South Wales

  Here are the general rates of stamp duty in NSW, but there are exemptions if you're a first home buyer.

  Value of the property subject to the transaction	Rate of duty
  $0 - $17,000	$1.25 for every $100 (or part) of the value
  $17,001 - $36,000	$212 plus $1.50 for every $100 (or part of) over $17,000
  $36,001 - $97,000	$497 plus $1.75 for every $100 (or part of) over $36,000
  $97,001 - $364,000	$1,564 plus $3.50 for every $100 (or part of) over $97,000
  $364,001 - $1,212,000	$10,909 plus $4.50 for every $100 (or part of) over $364,000
  Over $1,212,000	$49,069 plus $5.50 for every $100 (or part of) over $1,212,000
  Premium Property Duty: over $3,636,000 (residential property only)	$182,389 plus $7.00 for every $100 over $3,636,000

  NSW stamp duty concessions

  The First Home Buyers Assistance Scheme offers different exemptions and concessions for first home buyers based on whether they're buying new homes or existing homes.

  To find out more about NSW stamp duty, including the first home buyer concessions, visit the full guide.

  Read the complete guide to stamp duty in NSW

• Victoria

  Here are the general stamp duty rates in Victoria:

  Dutiable value range	Duty payable
  Up to $25,000	1.4% of the dutiable value of the property
  $25,001 to $130,000	$350 plus 2.4% of the dutiable value in excess of $25,000
  $130,001 to $960,000	$2,870 plus 6% of the dutiable value in excess of $130,000
  $960,001 to $2,000,000	5.5% of the dutiable value
  Above $2,000,000	$110,000 plus 6.5% of the dutiable value in excess of $2,000,000

  Victoria stamp duty concessions

  There are exemptions for first up buyers buying property up to $600,000 and concessions for property up to $750,000.

  Find out more about stamp duty in Victoria, including exemptions and concessions, on the full guide.

  Read the complete guide to stamp duty in Victoria

• Queensland

  Here are the general rates of stamp duty in Queensland.

  General rates of transfer duty in Queensland – buying an investment property:

  Property value	Transfer duty payable
  Up to $5,000	N/A
  Between $5,000 and $75,000	$1.50 for every $100 over $5,000
  Between $75,000 and $540,000	$1,050 plus $3.50 for every $100 over $75,000
  Between $540,000 and $1,000,000	$17,325 plus $4.50 for every $100 over $540,000
  More than $1,000,000	$38,025 plus $5.75 for every $100 over $1,000,000

  General rates of transfer duty in Queensland – buying your own home:

  Property value	Transfer duty payable
  Up to $350,000	$1 for every $100
  Between $350,001 and $540,000	$3,500 plus $3.50 for every $100 over $350,000
  Between $540,001 and $1,000,000	$10,150 plus $4.50 for every $100 over $540,000
  More than $1,000,000	$30,850 plus $5.75 for every $100 over $1,000,000

  Queensland stamp duty concessions

  Queensland offers a couple of stamp duty incentives. The First Home Concession offers a concession, which effectively means anyone buying property valued at $700,000 or less receives a full 100% discount. Eligibility criteria for this includes living in the property within 1 year of settlement.

  If you're buying a new home that's never been lived in, you could benefit from the First Home (New Home) Concession. This is a full exemption for eligible buyers who buy a new home and commit to living in it. You can also claim an exemption if you're buying vacant land to build on.

  For more information on stamp duty in Queensland and the full concession rates for first home buyers, make sure you read the full guide.

  Read the complete guide to stamp duty in Queensland

• South Australia

  Here are the stamp duty rates in South Australia.

  Value of property	Stamp duty payable
  Less than $12,000	$1.00 for every $100 (or part of)
  Between $12,000 and $30,000	$120, plus $2.00 for every $100 over $12,000
  Between $30,000 and $50,000	$480, plus $3.00 for every $100 over $30,000
  Between $50,000 and $100,000	$1,080, plus $3.50 for every $100 over $50,000
  Between $100,000 and $200,000	$2,830, plus $4.00 for every $100 over $200,000
  Between $200,000 and $250,000	$6,830, plus $4.25 for every $100 over $200,000
  Between $250,000 and $300,000	$8,955, plus $4.75 for every $100 over $250,000
  Between $300,000 and $500,000	$11,330, plus $5.00 for every $100 over $300,000
  More than $500,000	$21,330, plus $5.50 for every $100 over $500,000

  South Australia stamp duty concessions

  First home buyers in South Australia don't need to pay stamp duty if they're buying a new home, off-the-plan apartment or vacant land.

  Read the complete guide to stamp duty in South Australia

• Tasmania

  The full rates of stamp duty are below.

  Property value	Conveyance duty payable
  Up to $3,000	$50
  Between $3,000 and $25,000	$50, plus $1.75 for every $100 over $3,000
  Between $25,000 and $75,000	$435, plus $2.25 for every $100 over $25,000
  Between $75,000 and $200,000	$1,560, plus $3.50 for every $100 over $75,000
  Between $200,000 and $375,000	$5,935, plus $4.00 for every $100 over $200,000
  Between $375,000 and $725,000	$12,935, plus $4.25 for every $100 over $375,000
  More than $725,000	$27,810, plus $4.50 for every $100 over $725,000

  Tasmania stamp duty concessions

  First home buyers in Tasmania can get a 100% exemption on stamp duty when they buy an established home valued at $750,000 or less. They must live in the home for at least 6 months within the first year of settlement.

  Read the complete guide to stamp duty in Tasmania

• Western Australia

  The general rates of stamp duty in Western Australia are below.

  Dutiable value range	Duty payable
  Up to $120,000	$1.90 per $100 or part thereof
  $120,000 to $150,000	$2,280 plus $2.85 per $100 or part thereof above $120,000
  $150,001 to $360,000	$3,135 plus $3.80 per $100 or part thereof above $150,000
  $360,001 to $725,000	$11,115 plus $4.75 per $100 or part thereof above $360,000
  $725,001 and above	$28,453 plus $5.15 per $100 or part thereof above $725,000

  WA stamp duty concessions

  Anyone buying property to live in for less than $200,000 can get a concessional rate of stamp duty. First home buyers can get an exemption or concession when buying an established home valued up to $750,000 or land to build a home on valued up to $450,000.

  Read the full guide to WA stamp duty here

• Northern Territory

  The general rates of stamp duty in Northern Territory are below.

  Property value	Stamp duty payable
  $300,000	$10,414.25
  $400,000	$16,514.30
  $500,000	$23,928.60
  $600,000	$29,700.00
  $700,000	$34,650.00

  NT stamp duty concessions

  The NT offers a stamp duty concession for eligible buyers of a house and land package.

  Read the full guide to NT stamp duty here

Can I borrow stamp duty with my loan?

Typically your stamp duty is an upfront cost, not rolled into your home loan. However, if you're not using your full borrowing power to buy the property, you may be able to use your loan to pay stamp duty. This is known as having your stamp duty capitalised into the principal of the loan.

It will depend on your borrowing power and the size of your deposit. But because you're borrowing money to pay for the duty, you'll be paying interest on that amount for 30 years.

Keep in mind that this may increase your loan to value (LVR) ratio, which could require you to pay a higher Lenders Mortgage Insurance premium, if your loan is above 80% of the property's overall value.

Divorce and stamp duty

Stamp duty isn't payable if one of you is transferring the title to a home or land to another. However, you can only save on stamp duty if the transfer is done so you can obey a court order. The court must be able to know what assets are owned by each of the parties. This includes all of your assets like land, bank accounts and superannuation. It may be necessary to hire an expert to value an asset.

It's important to know that parenting is seen as a very important contribution. If the marriage has been a long one, it is often seen as equal to financial contributions. Usually, the court gives the party whose financial future is not as good as the other some extra part of the property owned by the parties.

First home buyer? Learn how to find the right home loan here

More questions about stamp duty

• How is stamp duty worked out?

  Your stamp duty is determined by several factors beyond where you live. These are:

  • The cost of the property. The more you pay for your property the higher your stamp duty cost will be.
  • Whether you're a first home buyer. If you've never owned a property before then you may quality for a concession (discount) on your stamp duty or even a full exemption. Pensioners and seniors may also qualify for a discount or exemption.
  • The type of home you buy. The amount of stamp duty that you will be charged may depend on the type of property you purchase, with concessions or exemptions for buying new or off-the-plan properties.

• Do I have to pay stamp duty on vacant land?

  All transfers of land come with these costs, which you see by using the stamp duty calculator above. The exception to this is through the various concessions and exemptions available from each state, particularly for first home buyers.

• Do I have to pay stamp duty on off-the-plan property?

  Yes, stamp duty is still payable on off-the-plan property, but keep in mind there are concessions and exemptions available in different states.

• Do I have to pay stamp duty on a loan I am refinancing?

  In most cases you will have to pay stamp duty again even if you are refinancing. However, there are situations in which you can avoid paying stamp duty. For example, if the names of the borrowers are the same and the amount of the loan is the same, there might be a chance you could avoid paying stamp duty. In some cases, you might also have to refinance with the same lender to avoid this cost.

  If you're borrowing more when refinancing (say, a home loan top up) you may have to pay stamp duty on any amount above the original loan.

  Note that in some situations you may have to pay the fees but you can then apply for a refund from the lender. Thus, it pays to make sure you do your research before deciding to refinance a home loan because any savings you incur from a lower rate might be completely obliterated if you have to pay stamp duty again. In this case, refinancing may simply not be worth the hassle.

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Richard Whitten is Finder’s Senior Money Editor, with over eight years of experience in home loans, property, credit cards and personal finance. His insights appear in top media outlets like Yahoo Finance, Money Magazine, and the Herald Sun, and he frequently offers expert commentary on television and radio, helping Australians navigate mortgages and property ownership. Richard started his career in education and textbook publishing in South Korea. He holds multiple industry certifications, including a Certificate IV in Mortgage Broking (RG 206) and Tier 1 and Tier 2 certifications (RG 146), as well as a Bachelor of Education from the University of Sydney and a Graduate Certificate in Communications from Deakin University. See full bio

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