Mortgage broker tools · Stamp duty
Stamp duty calculator: all states + First Home Buyer concessions
Transfer duty is the single biggest non-deposit cost on most AU purchases. This calculator applies the current 2026 schedule from each state and territory revenue office and factors in First Home Buyer thresholds where applicable. General information only, not financial advice.
★Key takeaways
- ✓Stamp duty is the single largest transaction cost on most AU residential purchases — typically 3-5% of the price, more for high-end properties in VIC and NSW.
- ✓First Home Buyers receive full exemption or partial concession in every state and territory below published thresholds (NSW up to $800k full / $1m partial, VIC up to $600k full / $750k partial, QLD up to $700k full / $800k partial — figures April 2026).
- ✓Stamp duty is payable from your own funds at settlement — lenders generally will not finance it. Budget 4-6% of purchase price for stamp duty plus other government and lender fees.
- ✓Foreign buyers pay an additional 7-8% surcharge in most states. Investors pay the same rates as owner-occupiers in most states but receive no FHB concession.
- ✓Verify current rates and concessions at the relevant state revenue office before any settlement decision. This page is general information only — see /disclaimer/.
Calculator
Estimate your transfer duty
Indicative only. Final assessed duty is confirmed by your conveyancer at settlement.
Estimated transfer duty
$31,090
3.89% of purchase price · NSW standard schedule
Source: Revenue NSW. Verify rates at the source URL before settlement.
First Home Buyer concessions by state
Thresholds and rules at a glance
| State | Full exemption up to | Partial concession up to | Source |
|---|---|---|---|
| New South Wales | $800,000 | $1,000,000 | Revenue NSW |
| Victoria | $600,000 | $750,000 | State Revenue Office Victoria |
| Queensland | $700,000 | $800,000 | Queensland Revenue Office |
| Western Australia | $450,000 | $600,000 | RevenueWA |
| South Australia | $650,000 | $700,000 | RevenueSA |
| Tasmania | $750,000 | — | State Revenue Office Tasmania |
| Australian Capital Territory | $1,000,000 | $1,455,000 | ACT Revenue Office |
| Northern Territory | $650,000 | — | Territory Revenue Office |
Concession rules vary materially — most states require 12 continuous months of owner-occupation commencing within 12 months of settlement. New build vs established home thresholds may differ. Always confirm with the relevant revenue office before relying on a concession in your offer.
Other costs to budget for
Beyond stamp duty
Stamp duty is the largest one-off government cost, but settlement involves a long list of smaller charges. Most lenders require these to be paid from your own funds rather than borrowed.
Conveyancing / legal fees
$800 – $2,500
Solicitor or licensed conveyancer. Compare 2-3 quotes. Cheaper does not mean worse; large-firm rates often include unnecessary line items.
Building and pest inspection
$400 – $800
Non-negotiable for an established home. Cheaper to walk away on a $600 inspection than to inherit a $30,000 problem.
Lender establishment / application fee
$0 – $795
Many lenders waive in 2026 as a refinance/new-customer incentive. Always ask the broker to negotiate.
Mortgage registration + transfer fees
$160 – $300
Land Titles Office charge to register mortgage and transfer documents. Indexed annually by each state.
Lenders Mortgage Insurance (LMI)
$0 – $40,000+
Payable if your deposit is less than 20% (LVR > 80%). See our LMI calculator. First Home Guarantee (5% deposit, no LMI) saves this entirely for eligible FHBs.
Buyer’s agent (optional)
$8,000 – $25,000
Typical fee for a full search-and-negotiate engagement on a metro residential purchase. Worth it for time-poor or out-of-state buyers.
Foreign buyer surcharges
Surcharge duty applied to non-resident purchases
Every mainland state (except the ACT) applies an additional surcharge on residential purchases by foreign residents on top of the standard duty rate. The ACT applies a 0.75% land tax surcharge annually instead. Australian citizens and permanent residents are usually exempt; temporary residents and overseas-based purchasers are typically captured. Check the FIRB rules at firb.gov.au.
NSW
8%
VIC
8%
QLD
7%
WA
7%
SA
7%
TAS
8%
ACT
0.75% LT
NT
No surcharge
Common questions
Stamp duty calculator — common questions
Is stamp duty payable on every property purchase in Australia?
Yes — every state and territory charges transfer duty on residential property. The ACT has been progressively reducing duty in favour of broad-based land tax. First Home Buyers receive full or partial concessions in every jurisdiction below specified price thresholds. Investors and foreign buyers typically pay surcharge duty on top of the headline rate.
When is stamp duty paid?
Most states require payment within 30 days of settlement (NSW and VIC) or earlier in some jurisdictions. Some states allow payment within 3 months of contract exchange (QLD). Your conveyancer or solicitor calculates the exact amount, lodges the transfer with the state revenue office, and pays from settlement funds. Late payment attracts interest and penalty tax.
Can I add stamp duty to my home loan?
Generally no — lenders require stamp duty to be paid from your own savings at settlement. If you do not have enough cash, you can either save more, ask the lender to lend against equity in another property, or use a guarantor structure. First Home Guarantee participants benefit from not needing LMI, which frees up cash for stamp duty.
What is the foreign buyer surcharge?
Most states charge an additional 7%-8% surcharge duty on top of the standard rate when the buyer is a foreign resident. NSW: 8%, VIC: 8%, QLD: 7%, WA: 7%, SA: 7%, TAS: 8%, ACT: 0.75% land tax surcharge instead. The exact definition of foreign buyer differs by state — Australian citizens and permanent residents are usually exempt, temporary residents and overseas-based purchasers are typically captured.
Do off-the-plan purchases get any stamp duty break?
VIC has the most generous off-the-plan concession (duty assessed on land value only at contract exchange, not the completed value). NSW abolished its off-the-plan deferral for new contracts in 2022 but retained First Home Buyer concessions. QLD has no specific off-the-plan benefit but reduces duty for new builds via the regional FHB grant. Always verify with your state revenue office before relying on an off-the-plan concession.
How accurate is this calculator?
Calculations use the published rate schedule and FHB threshold logic effective April 2026 for each state. Figures should be treated as indicative. Final assessed duty can vary based on: dutiable value adjustments (related-party sales), aggregation provisions (multiple lot purchases), Principal Place of Residence concessions (some states), pensioner concessions, and off-the-plan adjustments. Confirm the final duty with your conveyancer before settlement.
Are stamp duty rates negotiable?
No — transfer duty rates are set by state legislation and applied uniformly. What is negotiable: the contract price (which determines duty), the inclusion of chattels (some chattels may be priced separately to reduce dutiable value), settlement timing, and any rebates or credits relating to GST on new builds. A conveyancer can advise on legitimate structuring options.
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