Estimate transfer (stamp) duty in every state and territory — with owner-occupier, investor and first-home-buyer settings. A fast way to give clients a realistic upfront-cost number.
The purchase
Estimated stamp duty
Indicative transfer duty estimate.
Indicative only. Rates, thresholds and concessions change and vary by circumstance. Always confirm with the relevant state revenue office before relying on a figure.
How brokers use this
- Set the deposit conversation early. Stamp duty is the cost that surprises first-home buyers most. Getting it on the table upfront prevents a nasty shock at contract time.
- Check the concession cliff. Toggle first home buyer and nudge the value across the threshold to show a client how buying just under a cap can save them tens of thousands.
- Compare states. For clients considering interstate or an investment property elsewhere, switch the state to show how much the duty bill moves.
- Feed it into affordability. Duty is upfront cash, not borrowed — factor it into how much deposit the client truly needs (see the Deposit & Costs calculator).
How stamp duty works in Australia
Stamp duty — properly called transfer duty — is a state and territory tax on property purchases. Each jurisdiction sets its own progressive scale, so the same $650,000 home attracts very different duty in Sydney, Melbourne or Brisbane. Duty is generally payable within about 30 days of settlement and is an upfront cost paid in cash, not something you can borrow.
Most states offer first-home-buyer exemptions or concessions below a value threshold, and some treat owner-occupiers more favourably than investors (Queensland’s home concession is an example). Foreign buyers usually pay an additional surcharge, which this estimate does not include. Because thresholds are indexed and rules change with most state budgets, treat any calculator result as a guide and confirm the exact figure with the state revenue office.
Frequently asked questions
Can I add stamp duty to my home loan?
Not directly — duty is an upfront government charge paid in cash around settlement. However, if you have enough equity or deposit, some borrowers structure their loan so the deposit covers duty and other costs. A broker can work through whether that’s possible and sensible for you.
Do first home buyers pay stamp duty?
Often not, or a reduced amount, if the property value is below the state’s threshold. Thresholds and rules differ significantly between states and change regularly, so eligibility should always be confirmed with the relevant state revenue office.
When is stamp duty due?
Generally within around 30 days of settlement (some states require it at or before settlement). Your conveyancer or solicitor usually arranges payment. Late payment can attract interest and penalties.
Why is this an estimate?
Duty scales are indexed and concessions change frequently, and individual circumstances (pensioner concessions, off-the-plan, foreign surcharge, mixed use) affect the result. Use this as a planning guide and confirm the precise amount with the state revenue office or your conveyancer.
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Disclaimer: This calculator provides indicative estimates of transfer (stamp) duty for general information only and is not financial, tax or legal advice. Rates, thresholds, concessions and eligibility rules change and vary by circumstance; foreign-buyer surcharges and other charges are not included. Always confirm the exact amount with the relevant state or territory revenue office (Revenue NSW, State Revenue Office Victoria, Queensland Revenue Office, RevenueWA, RevenueSA, State Revenue Office Tasmania, ACT Revenue Office, or Territory Revenue Office NT) or your conveyancer.