Stamp Duty Calculator

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Stamp duty is one of the biggest costs you'll pay when buying property in Australia. Stamp duty is a form of tax charged by the state government, and it applies when you buy a property, but not when you sell. Our stamp duty calculator can help you work out how much stamp duty you'll pay when buying a home or investment property.

Luckily, first home buyers in most states and territories can qualify for one-off discounts or concessions, depending on the type of property you buy and the purchase price.

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.

Stamp duty exemptions and concessions 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 exemptions.

• Australian Capital Territory

  Home Buyer Concession Scheme

  The ACT offers the Home Buyer Concession Scheme for home buyers buying new properties, established properties or vacant blocks of land (from 1 July 2019).

  There are a number of conditions, including that the applicant/s can not have held an interest in any land in the last two years.

  They'll also need to live in the property for at least one year after buying it.

  They also need to have an income which is lower than the threshold. For those with no dependent children, this threshold is $160,000 for the year prior to the property transfer, grant or agreement of property transfer - whichever is first. For those with one child, it's $163,330.

  Total income (including partner)	Number of dependent children
  $160,000	0
  $163,330	1
  $166,660	2
  $169,990	3
  $173,320	4
  $176,650	5+

  As always, check with the ACT Revenue Office to find out the full list of conditions.

• New South Wales

  There are a number of circumstances where a buyer in NSW could be excused from paying extra funds for the acquisition of a new home. First time home owners are exempt from stamp duty in the following circumstances:

  • Existing home: no stamp duty on properties valued up to $650,000, concessions up to $800,000.
  • New home: no stamp duty on properties valued up to $800,000, concessions up to $1,000,000 (this expires at the end of July 2021).
  • Vacant land: no stamp duty on land valued up to $400,000, concessions up to $500,000 (this expires at the end of July 2021) .

  Purchase Price	First Home - New Home Duty
  $650,000	$0
  $680,000	$6,267
  $700,000	$10,445
  $720,000	$14,623
  $750,000	$20,890
  $770,000	$25,068
  $800,000	$31,335 (no discount)

  ^{Source: Revenue NSW}

  For first home buyers buying vacant land, exemptions are available for land valued up to $350,000. Concessions are available for land valued between $350,000 and $450,000.

  Rate of stamp duty in NSW, for further information, visit the NSW Office of Revenue website.

  Learn more about stamp duty in NSW here

• Victoria

  First time home buyers in Victoria (VIC) are entitled to an exemption from stamp duty for both new and established homes less than $600,000, and reductions are applied on a sliding scale for homes valued between $600,000 and $750,000.

  Purchase Price	First Home - New Home Duty
  $605,000	$1,045
  $625,000	$5,428
  $650,000	$11,356
  $675,000	$17,758
  $700,000	$24,713
  $725,000	$32,141

  Stamp duty is subject to changes so please use the above as a guide only.

  For a limited time, eligible Victorian home buyers can get 50% discounts on their stamp duty costs if buying a residential property valued at up to $1 million.

  Read the complete guide to stamp duty in Victoria

• Queensland

  In Queensland stamp duty concessions are available on homes valued at up to $550,000 and vacant land valued at up to $400,000. There are exemptions depending on the value of the property, and concessions above that.

  Here are some examples of stamp duty concessions and exemptions in Queensland.

  Purchase price	Stamp duty after concession
  $500,000	$0
  $530,000	$6,300
  $580,000	$11,950 (no concession)
  Vacant land $240,000	$0
  Vacant land $300,000	$4,125
  Vacant land $450,000	$14,175

• South Australia

  There are few exemptions or concessions available in South Australia (SA) that can assist with offsetting the stamp tax duty when purchasing a home. In fact, the taxes imposed in SA are the highest of any Australian state.

  The off-the-plan concession ended on 1 July 2018.

  Regular SA stamp duty rate examples

  These example calculations come from Revenue SA's calculator and are for an Australian resident purchasing a residential home that isn't an off-the-plan apartment.

  Purchase price	Stamp duty
  $20,000	$280
  $60,000	$1,430
  $100,000	$2,830
  $150,000	$4,830
  $250,000	$8,955
  $300,000	$11,330
  $400,000	$16,330

  Source: revenuesa.sa.gov.au. Stamp duty is subject to changes so please use the above as a guide only.

• Tasmania

  First home buyers in Tasmania can receive a 50% concession on stamp duty when purchasing a property valued at up to $40,000.

• Western Australia

  In WA the First Home Owner Rate of Duty provides exemptions and concessions when purchasing homes valued at less than $530,000 and vacant land less than $400,000.

  Purchase Price	Grant/Concession
  Less than $430,000	Exempt from stamp duty
  $430,000 to $530,000	Duty payable at a rate of $19.19 for every $100, or part of $100, by which the value exceeds $430,000
  $530,001 or more	No concession or exemption
  Vacant land less than $300,000	Exempt from stamp duty
  Vacant land $300,000 to $400,000	Duty payable at a rate of $13.01 for every $100, or part of $100, by which the value exceeds $300,000
  Vacant land $400,001 or more	No concession or exemption

  The home must be purchased as a primary place of residence in order to qualify. Other types of exemptions apply to family farms and transactions between family members.

  Residential rates of duty in WA for buyers who don't qualify for concessions or exemptions are:

  Dutiable value range	Duty payable
  Up to $120,000	$1.90 per $100 or part thereof
  $121,001 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
  $725,000+	$28,453 plus $5.15 per $100 or part thereof above $725,000

  Stamp duty is subject to changes so please use the above as a guide only.

  Read the full guide to WA stamp duty here

• Northern Territory

  Buyers in the Northern Territory are eligible for stamp duty when buying property.

  Here are some examples of NT stamp duty costs for buyers who don't qualify for any concessions.

  Dutiable value	Duty cost
  $50,000	$914.25
  $100,000	$2,157.10
  $150,000	$3,728.55
  $200,000	$5,628.55
  $250,000	$7,857.15
  $300,000	$10,414.25
  $350,000	$13,300.00
  $400,000	$16,514.30
  $500,000	23,928.60

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.

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.

How do I pay my stamp duty?

Many buyers pay stamp duty at settlement. Depending on your state or territory, it may be due on settlement day, and in other states you have around 30 days from settlement to organise the payment.

Your lawyer or conveyancer can help you with the logistics of paying stamp duty and will advise you of deadlines. Your conveyancer can also help you organise your paperwork when applying for a concession or exemption.

Can I borrow stamp duty with my loan?

Depending on your borrowing power and the size of your deposit, you may be able to have the amount of stamp duty added to your loan. This is known as having your stamp duty capitalised into the principal of the loan.

This means you are borrowing the money to pay stamp duty, so you'll pay 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.

Stamp duty in unique cases

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 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.

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.

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Name	Finder Score	Interest Rate p.a.	Comparison Rate p.a.	Fees	Monthly Payment
Unloan Variable Home Loan Principal & Interest20% min. depositOwner-occupierRefinance Only Unloan Variable Home Loan Principal & Interest20% min. depositOwner-occupierRefinance Only Go to site Details Fees Pros & cons Product Name Unloan Variable Home Loan Interest Rate Type variable rate Repayment Type Principal & Interest Interest Rate p.a. 5.99% Comp. Rate p.a. 5.90% Minimum Loan Amount $10,000 Maximum Loan Amount $10,000,000 Maximum Loan Term 30 years Maximum LVR 80% Loan Redraw Facility Yes Offset Account No Split Loan Facility No Fixed Interest Option No Loan Portable No Extra Repayments Yes Application Fee $0 Lender's Legal Fee $0 Valuation Fee $0 Ongoing Fees $0 p.a. Settlement Fee $0 Discharge Fee $0 Pros A competitive variable rate home loan Automatic interest rate discount No lender fees Cons No offset account You can’t borrow more than 80% of the property value, even with a first home buyer scheme Unloan doesn’t offer fixed rates or interest only loans	Finder score 9.1 Excellent	Interest Rate 5.99%	Comparison Rate 5.90%	Fees Application: $0 Ongoing: $0 p.a.	Monthly Payment $900	Go to site Compare
loans.com.au Variable Home Loan Principal & Interest10% min. depositOwner-occupierOffset account loans.com.au Variable Home Loan Principal & Interest10% min. depositOwner-occupierOffset account Go to site Details Fees Pros & cons Product Name loans.com.au Variable Home Loan Interest Rate Type variable rate Repayment Type Principal & Interest Interest Rate p.a. 6.04% Comp. Rate p.a. 6.06% Minimum Loan Amount $50,000 Maximum Loan Amount $2,000,000 Maximum Loan Term 30 years Maximum LVR 90% Loan Redraw Facility Yes Offset Account Yes Split Loan Facility Yes Fixed Interest Option Loan Portable Extra Repayments Yes Application Fee $0 Lender's Legal Fee $0 Valuation Fee $230 Ongoing Fees $0 p.a. Settlement Fee $300 Discharge Fee $300 Pros A competitive variable rate home loan Optional offset account No application fee You can apply online Cons Offset account comes with 0.10% rate	Finder score 8.5 Great	Interest Rate 6.04%	Comparison Rate 6.06%	Fees Application: $0 Ongoing: $0 p.a.	Monthly Payment $905	Go to site Compare
Macquarie Bank Basic Home Loan Principal & Interest20% min. depositOwner-occupier Macquarie Bank Basic Home Loan Principal & Interest20% min. depositOwner-occupier Go to site Details Fees Pros & cons Product Name Macquarie Bank Basic Home Loan Interest Rate Type variable rate Repayment Type Principal & Interest Interest Rate p.a. 6.19% Comp. Rate p.a. 6.21% Minimum Loan Amount $150,000 Maximum Loan Amount $10,000,000 Maximum Loan Term 30 years Maximum LVR 80% Loan Redraw Facility Yes Offset Account No Split Loan Facility Yes Fixed Interest Option No Loan Portable No Extra Repayments Yes Application Fee $0 Lender's Legal Fee $0 Valuation Fee at cost above $300 Ongoing Fees $0 p.a. Settlement Fee $350 Discharge Fee $400 Pros $0 application and ongoing fees. Interest only options available. Fee free redraws of extra repayments made. Cons No offset account available. $400 discharge fee when you close your home loan.	Finder score 8.3 Great	Interest Rate 6.19%	Comparison Rate 6.21%	Fees Application: $0 Ongoing: $0 p.a.	Monthly Payment $919	Go to site Compare
Unloan Variable Home Loan Principal & Interest20% min. depositInvestmentRefinance Only Unloan Variable Home Loan Principal & Interest20% min. depositInvestmentRefinance Only Go to site Details Fees Pros & cons Product Name Unloan Variable Home Loan Interest Rate Type variable rate Repayment Type Principal & Interest Interest Rate p.a. 6.29% Comp. Rate p.a. 6.20% Minimum Loan Amount $10,000 Maximum Loan Amount $10,000,000 Maximum Loan Term 30 years Maximum LVR 80% Loan Redraw Facility Yes Offset Account No Split Loan Facility No Fixed Interest Option No Loan Portable No Extra Repayments Yes Application Fee $0 Lender's Legal Fee $0 Valuation Fee $0 Ongoing Fees $0 p.a. Settlement Fee $0 Discharge Fee $0 Pros A competitive variable rate home loan Automatic interest rate discount No lender fees Cons No offset account You can’t borrow more than 80% of the property value, even with a first home buyer scheme Unloan doesn’t offer fixed rates or interest only loans	Finder score 8.9 Great	Interest Rate 6.29%	Comparison Rate 6.20%	Fees Application: $0 Ongoing: $0 p.a.	Monthly Payment $929	Go to site Compare
loans.com.au Solar Home Loan Principal & Interest10% min. depositOwner-occupierOffset account loans.com.au Solar Home Loan Principal & Interest10% min. depositOwner-occupierOffset account Go to site Details Fees Pros & cons Product Name loans.com.au Solar Home Loan Interest Rate Type Variable rate Repayment Type Principal & Interest Interest Rate p.a. 5.99% Comp. Rate p.a. 6.51% Minimum Loan Amount $50,000 Maximum Loan Amount $1,500,000 Maximum Loan Term 30 years Maximum LVR 90% Loan Redraw Facility Yes Offset Account Yes Split Loan Facility Yes Fixed Interest Option Loan Portable Extra Repayments Yes Application Fee $0 Lender's Legal Fee $0 Valuation Fee $230 Ongoing Fees $0 p.a. Settlement Fee $300 Discharge Fee $300 Pros Borrowers can use as low as a 10% deposit Available for both owner-occupiers and investors No application or ongoing fees Extra repayments available Option for redraw and split accounts Cons Minimum loan term of 15 years Late payment fee of $150 Have to pay an extra 0.10% p.a. if you want to add an offset account	Finder score 9 Excellent	Interest Rate 5.99%	Comparison Rate 6.51%	Fees Application: $0 Ongoing: $0 p.a.	Monthly Payment $900	Go to site Compare

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Richard Whitten

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Richard Whitten is a money editor at Finder, and has been covering home loans, property and personal finance for 6+ years. He has written for Yahoo Finance, Money Magazine and Homely; and has appeared on various radio shows nationwide. He holds a Certificate IV in mortgage broking and finance (RG 206), a Tier 1 Generic Knowledge certification and a Tier 2 General Advice Deposit Products (RG 146) certification. See full bio

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