Stamp Duty Calculator

What is stamp duty?

Stamp duty (also called transfer duty or land transfer duty) is a state government tax payable when you purchase property. The amount varies significantly between states and territories, and depends on the property value, whether you are a first home buyer, and whether the property will be your principal place of residence.

Stamp duty is one of the largest upfront costs when buying property — often tens of thousands of dollars on top of the purchase price. It must be paid within a set period (usually 30-90 days) of settlement.

Stamp duty rates by state

Each Australian state and territory has its own stamp duty schedule:

• **New South Wales**: Progressive rates from 1.25% to 7.25%. First home buyers may be exempt up to $800,000 (with concessional rates up to $1,000,000).
• **Victoria**: Progressive rates from 1.4% to 6.5%. First home buyers exempt up to $600,000 (concessional up to $750,000).
• **Queensland**: $1.50 per $100 (or part) up to $540,000, then progressive. First home buyers exempt up to $700,000.
• **Western Australia**: Progressive rates from 1.90% to 5.15%. First home buyers exempt up to $450,000.
• **South Australia**: Progressive rates from 1.0% to 5.5%.
• **Tasmania**: Progressive rates from 1.75% to 4.5%.
• **ACT**: Progressive rates from 0.60% to 6.40%.
• **Northern Territory**: Based on a formula linked to property value bands.

First home buyer concessions

Most states offer stamp duty concessions or exemptions for first home buyers:

• **NSW**: Full exemption up to $800,000, concessional rates up to $1,000,000
• **VIC**: Full exemption up to $600,000, concessional rates up to $750,000
• **QLD**: Full exemption up to $700,000
• **WA**: Full exemption up to $450,000, concessional rates up to $600,000

Eligibility typically requires you to be an Australian citizen or permanent resident, over 18, and not have previously owned property in Australia. You must also intend to live in the property as your principal place of residence.

Frequently Asked Questions

How much is stamp duty on a $500,000 house in NSW?

In NSW, stamp duty on a $500,000 property is approximately $17,990 for a non-first-home-buyer. First home buyers may be fully exempt.

When do I have to pay stamp duty?

Stamp duty is typically payable within 30 days of property settlement. Your conveyancer or solicitor will usually arrange payment as part of the settlement process.

Do first home buyers pay stamp duty?

It depends on the state and property value. Most states offer full exemptions up to a certain threshold (e.g., $800,000 in NSW, $600,000 in Victoria) and concessional rates above that.

Is stamp duty tax deductible?

No. Stamp duty on purchasing property is not tax deductible. It forms part of the cost base for CGT purposes when you sell the property.

Does stamp duty apply to off-the-plan purchases?

Yes, but in some states (like Victoria) off-the-plan purchases receive a concession — stamp duty is calculated only on the land value plus completed construction value, not the total purchase price.