Calculate stamp duty (transfer duty) for property purchases in any Australian state or territory. Updated for the 2025-26 financial year.
Property Details
$100k$5M
Stamp Duty Payable
$0
Effective rate: 0.00%
Cost Breakdown
Property Value$750,000
Stamp Duty (NSW)$0
Total Purchase Cost$750,000
Important Disclaimer
Rates based on 2025-26 financial year. Stamp duty calculations are estimates only. Confirm exact amounts with your state revenue office before settlement. Additional concessions may apply for specific circumstances.
Understanding Stamp Duty in Australia
Stamp duty (officially called transfer duty in most states) is a state government tax on property transfers. It's one of the largest upfront costs when buying property in Australia, often costing $20,000-$50,000+ depending on property value and state. Each state and territory sets its own rates and thresholds, creating significant variation across Australia.
All states use progressive marginal rates, similar to income tax brackets. Lower value properties pay lower rates, with rates increasing as property value rises. Premium properties (typically over $2-3 million) often have additional surcharge rates. NSW applies a 7% premium property surcharge on values exceeding $3.721 million, making it one of the most expensive states for luxury property purchases.
First home buyers can access significant concessions and exemptions in all states, but rules vary dramatically. Queensland and South Australia offer the most generous schemes - new homes are fully exempt regardless of value (you could buy a $5 million new home and pay zero stamp duty). NSW and Tasmania have the highest value caps for existing properties at $800,000 and $750,000 respectively. Victoria's $600,000 cap is challenging in Melbourne's market.
Foreign purchaser surcharges add 7-9% to the purchase price in most states, on top of standard stamp duty. This means foreign buyers face total stamp duty costs of 10-13% in states like NSW and VIC. Only ACT and NT have no foreign surcharge. These surcharges, combined with annual land tax surcharges and FIRB application fees, make Australian property significantly more expensive for foreign buyers.
Frequently Asked Questions
What are the first home buyer stamp duty exemptions in each state?
First home buyer (FHB) stamp duty exemptions vary significantly by state. NSW: Full exemption up to $800,000. VIC: Full exemption up to $600,000. QLD: New homes fully exempt (any value), existing homes exempt $700k-$800k with sliding concession. WA: Concession for $500k-$750k properties. SA: New homes fully exempt (any value), no concession for existing. TAS: Full exemption up to $750,000. ACT: Concessions up to $1.455M. NT: Formula-based duty with HomeGrown grant available. Each state also has residency and occupancy requirements - you must typically live in the property as your primary residence for at least 6-12 months. Check your state revenue office for current conditions.
Which Australian state has the cheapest stamp duty?
For most property values, the Northern Territory has the lowest stamp duty due to its formula-based calculation. For a $500,000 property, NT charges approximately $7,875 compared to $17,325 in QLD, $20,705 in SA, or $21,330 in NSW. However, for first home buyers, QLD and SA offer the best deals because new homes are fully exempt regardless of value - you could buy a $2 million new home and pay zero stamp duty. Victoria and NSW also have generous FHB exemptions (up to $600k and $800k respectively). For investors and non-FHB purchases, NT and ACT are typically cheapest, while NSW and VIC are most expensive, especially for premium properties over $1-2 million.
When do I have to pay stamp duty?
Stamp duty must be paid within a specific timeframe after signing the contract of sale, which varies by state. NSW: Within 3 months. VIC: Within 30 days. QLD: Within 30 days. WA: When you lodge the transfer documents (typically at settlement). SA: Within 2 months for land, 3 months for off-the-plan. TAS: Within 3 months. ACT: Before or at settlement. NT: Within 2 months. You must pay stamp duty even if you haven't settled - it's calculated from the contract date, not settlement date. Missing the deadline results in penalties and interest charges. Most buyers pay stamp duty at settlement through their conveyancer or solicitor, who ensures correct timing and amounts.
Is stamp duty different for investors versus owner-occupiers?
In most states, the base stamp duty rate is the same for investors and owner-occupiers, but investors miss out on first home buyer concessions and exemptions. Queensland is an exception with different rate structures for owner-occupiers and investors, though the practical difference is minimal. The major difference is concessions - owner-occupiers (especially FHB) can access substantial exemptions, while investors pay full duty regardless of the property value. Additionally, all states except ACT and NT charge foreign purchaser surcharges (7-9% of property value), which apply to non-Australian citizens and permanent residents. Some states also have principal place of residence (PPOR) exemptions that investors cannot claim.
What are foreign purchaser surcharges?
Foreign purchaser surcharges (also called foreign buyer duty or AFAD - Additional Foreign Acquirer Duty) are extra stamp duty charged to non-Australian citizens and non-permanent residents. Rates by state: NSW 9%, VIC 8%, QLD 8%, WA 7%, SA 7%, TAS 8%. ACT and NT have no foreign surcharge. This is in addition to standard stamp duty. For example, a foreign buyer purchasing a $1 million property in NSW pays approximately $40,000 standard stamp duty PLUS $90,000 foreign surcharge (total $130,000). Foreign buyers also pay annual land tax surcharges in most states. These measures aim to cool property markets and prioritize Australian residents. Exemptions exist for New Zealand citizens and some temporary visa holders - check your state's specific rules.
Can I add stamp duty to my home loan?
Yes, you can add stamp duty to your home loan, but it reduces your borrowing capacity for the property itself and increases your loan-to-value ratio (LVR). Lenders assess total loan amount (property + stamp duty + other costs) against the property value only. For example, a $750,000 property with $30,000 stamp duty requires a $780,000 loan, giving an LVR of 104% ($780k loan / $750k property), which exceeds normal limits. Most lenders cap LVR at 80% without lenders mortgage insurance (LMI) and 95% with LMI. If you're borrowing 90% of the property value ($675k), you can typically add stamp duty if it doesn't push you over 95%. However, paying stamp duty from savings is better - it reduces your loan amount, lowers interest costs, and preserves borrowing capacity.
Is stamp duty different for off-the-plan or new properties?
Stamp duty calculations for off-the-plan properties depend on the state and timing. Generally, stamp duty is calculated on the contract price at the time you sign, not the market value at settlement (which may be years later for off-the-plan). This can work in your favor if property values rise. Some states offer specific concessions for new properties, particularly for first home buyers: QLD and SA provide unlimited exemptions for new homes (versus capped exemptions for existing properties). NSW, VIC, WA, and TAS don't distinguish between new and existing for stamp duty purposes, though new properties may qualify for other grants like the First Home Owner Grant (FHOG), which is separate from stamp duty concessions. Off-the-plan contracts must specify whether you're eligible for concessions at the contract date.
What other costs should I budget for besides stamp duty?
Stamp duty is just one of many upfront property costs. Other major costs include: Lenders Mortgage Insurance (LMI) if borrowing over 80% LVR - typically $5,000-$30,000 depending on loan size and LVR. Legal/conveyancing fees - $1,500-$3,000. Building and pest inspections - $500-$1,000. Loan application and establishment fees - $300-$600. Property valuation - $200-$600. Title search and other searches - $200-$500. Mortgage registration fees - $100-$200. Settlement agent fees - $300-$1,000. For a $750,000 property purchase, budget approximately $40,000-$60,000 for stamp duty plus $8,000-$15,000 for other costs, totaling $50,000-$75,000 in cash needed at settlement (assuming 10-20% deposit from your own funds).
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