Stamp Duty Calculator Australia

What Is Stamp Duty?

Stamp duty (also called transfer duty) is a state government tax you pay when you purchase property in Australia. It is calculated as a percentage of the property's purchase price or market value, whichever is higher, and is payable at the time of settlement. Every state and territory in Australia charges stamp duty, although the rates, thresholds and concessions vary significantly between jurisdictions.

The amount of stamp duty you pay depends on several factors including the purchase price, the state or territory where the property is located, whether you are a first home buyer, and whether the property is for owner occupation or investment. Stamp duty is typically one of the largest upfront costs of buying a home, often running into tens of thousands of dollars, so it is important to factor it into your budget early in the buying process.

Your solicitor or conveyancer will arrange payment of stamp duty on your behalf as part of the settlement process. The funds are paid directly to the state revenue office and the transfer of ownership cannot be registered until the duty is paid.

Stamp Duty Rates by State

Stamp duty rates vary considerably across Australia, with some states charging significantly more than others for the same purchase price. The table below shows approximate stamp duty amounts for standard owner occupier purchases to give you a sense of how costs compare between jurisdictions.

These figures are approximate and based on simplified 2026 rate schedules. Concessions for first home buyers, new homes and off-the-plan purchases can reduce these amounts significantly. Use the calculator above for a more accurate estimate based on your specific situation.

First Home Buyer Stamp Duty Concessions

Every Australian state and territory offers some form of stamp duty relief for eligible first home buyers, ranging from full exemptions to partial discounts. The following table summarises the key concessions available in each jurisdiction.

Eligibility requirements vary by state and typically include residency conditions, income caps (in some jurisdictions), and a requirement that the property be used as your principal place of residence for a minimum period. Check with your state revenue office or a Lendera broker for the latest eligibility criteria.

When Is Stamp Duty Paid?

Stamp duty is paid at settlement, which usually occurs 30 to 90 days after contracts are exchanged. Your solicitor or conveyancer will handle the payment on your behalf as part of the settlement process. The duty is paid directly to the state or territory revenue office, and the property transfer cannot be registered until the duty has been paid in full.

In most states, stamp duty must be paid on or before the settlement date. Some states allow a short grace period after settlement, typically 30 days, before penalties and interest apply. A small number of jurisdictions also offer instalment payment options in certain circumstances, although this is not widely available.

Because stamp duty is due at settlement, you need to have the funds available in addition to your deposit and other purchase costs. This is why it is important to include stamp duty in your budget calculations from the very beginning of your property search.

Can You Add Stamp Duty to Your Home Loan?

Some lenders allow you to capitalise stamp duty into your home loan, meaning you borrow a larger amount to cover the duty rather than paying it upfront. This can be helpful if you have enough deposit to meet the lender's requirements but do not want to exhaust all your savings on upfront costs.

However, adding stamp duty to your loan comes with trade-offs. It increases the total amount you borrow, which raises your loan to value ratio (LVR). If capitalising the duty pushes your LVR above 80%, you may be required to pay Lenders Mortgage Insurance (LMI), which can add thousands to your costs. You will also pay interest on the capitalised amount for the life of the loan, making it more expensive in the long run than paying the duty upfront.

Not all lenders allow capitalisation of stamp duty, and those that do may have specific conditions. A Lendera broker can help you understand which lenders offer this option and whether it makes financial sense for your situation.

How to Reduce Your Stamp Duty

While you cannot entirely avoid stamp duty (unless you qualify for a first home buyer exemption), there are several strategies that may help reduce the amount you pay.

Buy below the exemption threshold. If you are a first home buyer, purchasing a property below your state's exemption threshold means you pay zero stamp duty. Even buying just below the concession cap can save you thousands compared to a property priced slightly above it.

Buy a new home or build. Some states offer reduced stamp duty rates or additional concessions for new home purchases. In South Australia, for example, first home buyers only receive a stamp duty exemption on new homes, not established properties.

Negotiate the purchase price. Since stamp duty is calculated on the purchase price, any reduction in the price you pay directly reduces the duty payable. Even a modest discount of $10,000 to $20,000 can shave hundreds off your stamp duty bill.

Buy land and build separately. In most states, stamp duty on vacant land is calculated on the land value only, not the combined value of land plus the finished home. This means buying a block and then entering a separate building contract can result in significantly less duty than purchasing a completed house and land package at the same total price.

Consider the ACT. The Australian Capital Territory is gradually phasing out stamp duty in favour of an annual land tax. While duty still applies, rates in the ACT have been progressively reduced as part of this transition.