Stamp duty calculator

Stamp duty, also known as transfer duty, is a type of tax imposed on house, vacant land and new build purchases by state and territory governments. Each state and territory has its own stamp duty rates and thresholds, as well as different grants, concessions and exemptions for eligible buyers.

A property buyer will typically have to pay stamp duty whether they’re buying a place of residence or investment property, regardless of the type of real estate being purchased. However, most stamp duty concessions in Australia are only available to those purchasing a home to live in – they’re less common for investment property purchases.

Stamp duty is generally calculated using a set of purchase price thresholds, with each one charging a set base amount of stamp duty plus an additional rate for any amount that exceeds the threshold. Stamp duty can also be offset by certain state-based concessions depending on your buying circumstances.

To calculate stamp duty, you’ll need to find your state’s stamp duty rates and the purchase price or market value of the property you’re eyeing off – also known as the ‘dutiable value’. For the example below, we’ve used Queensland’s stamp duty rates for a house selling for $550,000, and assumed the buyer isn’t eligible for any stamp duty concessions or exemptions.

The calculations begin with Queensland’s stamp duty rate for properties sold for between $540,000 and $1,000,000, which is $17,325 plus $4.50 for every $100 (or part of $100) over $540,000.¹

1. A stamp duty calculator will start with the difference between $550,000 and $540,000 ($10,000) and then divide that by $100. In our example, this equals 100.
2. The next step is to multiply 100 by $4.50, giving us $450.
3. The final step in calculating the stamp duty payable is to add that $450 to the base rate ($17,325), giving us a final stamp duty amount of $17,775.

If your property transaction attracts GST, the payable amount will be added to the property’s purchase value and then stamp duty will be charged on the gross amount. However, it’s important to note that not all property transactions will attract GST.

You typically won’t be required to pay GST on the purchase of existing residential properties, but you may be required to pay GST on the purchase of a new residential property, potential residential land and commercial properties.

Want more specific information on how much stamp duty costs in a certain state or territory? We’ve got you covered, with our stamp duty guides for:

• ACT
• NSW
• NT
• QLD
• SA
• TAS
• VIC
• WA

Keep in mind that not only will stamp duty thresholds and rates vary by state and territory, but so will the concessions on offer. For example, some states and territories may offer generous stamp duty concessions to first home buyers, while some may not offer any incentives at all.

Depending on your buying circumstances and the state or territory you live in, you may be eligible for an exemption or concession on your payable stamp duty. Most Australian states and territories offer a duty exemption or concession of some kind.

Your eligibility for these will typically depend on:

• Whether you’re a first home buyer or not
• The value of the property you’re buying
• The type of property you’re buying (i.e., townhouse vs house vs apartment)
• The intended purpose of the property (i.e., a home for you or a rental property)

Our expert mortgage brokers can advise you on which stamp duty concessions or exemptions you could be eligible for.

Stamp duty will typically apply to the sale of newly built homes, established homes, vacant land and investment/commercial property. Exactly how much stamp duty you’ll have to pay on your property purchase will typically depend on several factors, which include:

• The dutiable value of the property
• The state or territory you live in
• Whether it will be your primary residence or an investment property
• If you’re a foreign purchaser
• Whether you’re eligible for any stamp duty concessions.

It’s typically not affected by the property type, meaning you’ll generally pay the same amount whether you’re buying a standalone house or an apartment. Our home loan comparison tool will estimate how much stamp duty you’re likely to pay on a given property purchase, and help take the guesswork out for you.

Parts of Australia have stamp duty exemptions and concessions for first home buyers on top of the First Home Owners Grant (FHOG). For example, in Victoria eligible first home buyers don’t pay stamp duty if the home’s purchase price is below $600,000, and receive a stamp duty concession on properties worth $600,001-$750,000.²

You can learn more about the different state-based concessions for first home buyers and stamp duty by reading the stamp duty guide for your state or territory:

• ACT
• NSW
• NT
• QLD
• SA
• TAS
• VIC
• WA

Yes, you’ll typically pay stamp duty on the transfer of land, as ownership of the land will still need to be legally transferred, which incurs a stamp duty cost. However, different jurisdictions may charge different rates of duty on land transactions vs land and building transactions.

Stamp duty is typically payable by the buyer in any standard property or land transaction. Stamp duty is the buyer’s responsibility in Australia, and the seller would only normally pay stamp duty if they purchased another property after selling the first.

Stamp duty is paid to the revenue office of your state or territory government. However, your lawyer or conveyancer will generally handle the actual payment on your behalf. Be sure to check this, however, as you may incur financial penalties if your stamp duty goes unpaid.

Stamp duty is typically paid after the contract of sale is entered into or once the purchase is approved and settled. You’ll generally have a time limit of 30 days to pay any applicable stamp duty; however, this varies by state or territory.

For the vast majority of property transactions, stamp duty will typically be paid at settlement as part of the home loan settlement process. The notable exception is property transactions in which the buyer is making a cash purchase and doesn’t require finance.

You’ll typically have to pay your stamp duty upfront at settlement date. Depending on your financial situation, some lenders may let you borrow more in line with your stamp duty costs, depending on factors like current interest rates, along with your borrowing power and loan-to-value ratio (LVR).

However, if you do so, keep in mind that adding the value of your payable stamp duty to your mortgage will increase the overall size and cost of your home loan, and affect your LVR. It also means you may have larger home loan repayments. Depending on your LVR, you may end up having to pay Lenders Mortgage Insurance (LMI) as well.

Stamp duty is not tax-deductible, as it forms part of your total property-buying costs. However, when it comes time to sell an investment property, the amount you spent on stamp duty can be offset against your payable Capital Gains Tax (CGT).³