Australian Stamp Duty Calculator
Calculate property stamp duty across NSW, VIC, QLD, WA, SA, TAS, ACT, and NT. Free, privacy-first — inputs never leave your browser.
Property Details
Stamp Duty — New South Wales
Duty Payable
A$30,735
3.84% of property value
Property Price
A$800,000
Stamp Duty
A$30,735
Total Cost
A$830,735
For estimation only. Not professional financial, tax, or legal advice. Consult a qualified advisor before making decisions. Full disclaimer.
Stamp duty (transfer duty) in Australia
A state-level tax on property purchases. Rates and thresholds vary significantly by state and territory. On a $750,000 purchase, you might pay $30k in NSW but only $22k in QLD. Always confirm with your state revenue office — rates update frequently (e.g. Revenue NSW — Transfer duty, Queensland Revenue Office — Transfer duty).
First-home buyer concessions
Most states offer major concessions for first-home buyers: NSW full exemption up to $800k, VIC similar, QLD concession up to $550k. Grants ($10-30k) are separate from stamp duty relief. Check state websites for current eligibility.
Common questions about Stamp Duty
Stamp duty rates vary by state?+
Yes — significantly. NSW uses progressive brackets, VIC has a similar but different scale, ACT is moving to abolish it via annual land tax, WA has rebates for off-the-plan. Always confirm with your state revenue office.
Are there first home buyer concessions?+
Most states offer full or partial exemptions for first-home buyers below price thresholds (e.g., NSW up to $800k full exemption, VIC similar). Check your state's first-home buyer grant separately.
When is stamp duty payable?+
Typically at settlement (when title transfers). Most states allow 30-90 days after contract date to pay before penalty interest accrues. Your conveyancer/solicitor handles lodgement with the state revenue office. Late payment: monthly interest at 7%-10% until paid. Some states allow deferral for off-the-plan purchases until completion.
Does stamp duty apply to gifts and family transfers?+
Yes, in most cases — duty is calculated on market value, not the gift consideration. Exemptions: transfers between spouses for the primary residence (NSW, VIC, QLD), on marriage breakdown pursuant to a court order, transfers on death, transfers between family farms in some states. Specific state exemptions for first-home buyers receiving family help vary. Always get a sworn valuation to support the dutiable value.
Is stamp duty tax-deductible?+
For investment property: no, not immediately deductible — it forms part of the property's cost base, reducing future Capital Gains Tax on sale. For owner-occupiers: no deduction at all. Only exception: stamp duty on a loan (mortgage registration) is deductible over 5 years or loan term (whichever is shorter) for investment loans. Rent-free first year of ownership helps soften the stamp duty hit.
Can I borrow to cover stamp duty?+
Generally no — lenders exclude stamp duty from the LVR calculation. You need to cover stamp duty + conveyancing from cash. Some lenders offer 95%-100% LVR loans that package stamp duty into the loan, but this attracts LMI and much higher rates. Better to save an extra ~5% on top of your deposit to comfortably cover stamp duty ($30k-$50k on a $1M property in NSW/VIC).