Stamp Duty Calculator
Instant transfer duty for all 8 states and territories — verified May 2026.
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What is stamp duty and how is it calculated?
Stamp duty (officially called transfer duty in most states) is a state government tax you pay when you buy property. It is one of the largest upfront costs in a property purchase — often $10,000 to $30,000 or more depending on the price and state.
Each state and territory sets its own rates, thresholds, and concessions. This means the same property price can attract very different duty amounts depending on where you buy. Queensland and Victoria, for example, offer meaningful owner-occupier discounts that investors do not receive.
Stamp duty is calculated on the purchase price (or market value, whichever is higher) using a tiered bracket system — similar to income tax. You only pay the higher rate on the portion of the price that falls within each bracket, not the full amount.
- When to pay: Stamp duty is generally due within 30 days of settlement, though some states allow payment on the settlement date itself.
- First home buyers: Every state offers some form of concession or exemption for first home buyers. Thresholds vary from $430,000 (WA) to $1,000,000 (ACT) — check your state's official calculator to confirm eligibility.
- Investors pay more: Queensland and Victoria apply higher rates for investors compared to owner-occupiers buying the same property.
- Cannot be added to your loan: Most lenders will not capitalise stamp duty into your mortgage. You generally need this money saved separately as part of your deposit.
- Not tax deductible: Stamp duty on your home is not tax deductible. For investment properties, it is added to the cost base for CGT purposes.
Frequently asked questions
For an owner-occupier in QLD purchasing at $600,000, stamp duty is approximately $12,850 using the home concession rate, plus government registration fees of roughly $1,700. First home buyers under $500,000 pay $0; between $500,000 and $550,000 a partial concession applies. Use the calculator above for an exact estimate.
First home buyers in NSW pay $0 stamp duty on properties up to $800,000, and a partial concession applies up to $1,000,000. The property must be your first home and you must move in within 12 months. New builds may also be eligible for the $10,000 First Home Owner Grant.
Most lenders will not include stamp duty in your mortgage. It must be paid from savings at or before settlement. Some lenders may allow it if you have significant equity, but this is uncommon. Factor stamp duty into your savings target well before you start looking at properties.
Yes — most states renamed "stamp duty" to "transfer duty" years ago, but the terms are used interchangeably. Queensland, NSW, and Victoria officially use "transfer duty." It is the same tax by a different name.
Timing varies by state. In Queensland, it is due within 30 days of settlement. In NSW and Victoria, it is generally paid on or before settlement through your conveyancer or solicitor. Your conveyancer will manage the exact timing and payment process.
No, for owner-occupied homes stamp duty is not deductible. For investment properties, it cannot be deducted in the year of purchase but is added to the property's cost base, which reduces your capital gains tax liability when you eventually sell.