Australia Stamp Duty Calculator
Australia
Transfer (stamp) duty by state
Estimate the stamp duty on a property purchase anywhere in Australia. Duty rates differ in every state and territory — pick yours below or switch states in the calculator.
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Duty rates vary significantly by state.
Stamp duty
$30,413
On a $800,000 property in New South Wales
Effective rate
3.80%
Duty as a share of the price
What this means
Buying at $800,000 in New South Wales means an estimated $30,413 in transfer (stamp) duty — an effective rate of 3.80% of the price. Duty is one of the largest upfront costs of buying, on top of your deposit and legal fees.
- First-home buyers often qualify for concessions or exemptions not included here.
- Rates and thresholds differ in every state and territory and change over time.
- This is a simplified estimate — confirm the exact figure with your state revenue office.
New to this? Read our guide on how much stamp duty is in Australia (state by state).
Stamp duty by state and territory
Why stamp duty differs so much between states
Transfer (stamp) duty is a state and territory tax, not a federal one, so there is no single Australian rate. Each jurisdiction sets its own sliding scale of brackets, and the thresholds where rates step up vary widely. The practical result is that the same purchase price can produce noticeably different duty in Queensland, Victoria, New South Wales, or Western Australia. That is why this calculator has a separate page for every state and territory rather than one national figure.
What changes the amount you pay
- Purchase price — duty is charged on the dutiable value, usually the higher of the price paid or market value, on a progressive scale.
- Which state the property is in — the single biggest variable, as each has its own brackets.
- First-home buyer status — every state offers concessions or full exemptions below a price threshold, which can remove the duty entirely on cheaper homes.
- How you will use it — owner-occupier, investment, or vacant land can attract different treatment.
- Residency — foreign buyers pay an additional surcharge on top of standard duty in most states.
When is stamp duty payable?
Duty is generally payable within 30 days of settlement (timing varies by state), and it cannot usually be added to your home loan — it is an upfront cash cost on top of your deposit. This catches many first-time buyers out, because on a mid-priced home the duty can run to tens of thousands of dollars. Budget for it alongside legal fees, building and pest inspections, and lender costs when you work out how much cash you actually need at settlement.
Limitations & disclaimer
These are simplified estimates of standard owner-occupier transfer duty. They omit first-home buyer concessions, foreign-buyer surcharges, and off-the-plan adjustments, and rates change over time. Confirm the exact amount with the relevant state revenue office before you buy.
FAQs
What is stamp duty in Australia?
Stamp duty (transfer duty) is a state tax you pay when buying property. Each state and territory sets its own sliding-scale rates, so the duty on the same price differs across Australia.
Which state has the highest stamp duty?
It varies by price, but Victoria and NSW tend to have higher duty on mid-to-high value homes, while the ACT and others differ markedly. Select each state above to compare.
Do first-home buyers pay stamp duty?
Often not, or a reduced amount — every state offers first-home buyer concessions or exemptions below certain price thresholds. Those are not included in this standard estimate.