Stamp Duty Calculator

Understanding stamp duty in Australia

Stamp duty (also called transfer duty) is a state government tax charged when you purchase property. Each state and territory sets its own rates, thresholds, and concessions. For a $750,000 residential property, stamp duty can range from around $20,000 to $40,000 depending on the state - a significant addition to your purchase costs that needs to be factored into budgeting.

First home buyers in most states are eligible for either full exemptions or concessions that can reduce or eliminate stamp duty entirely. NSW exempts purchases up to $800,000, Victoria up to $600,000, and Queensland up to $700,000 for eligible first home buyers. These thresholds change frequently, so always verify the current rules with your state revenue office.

How to use this stamp duty calculator

1. Select the state or territory where the property is located.
2. Enter the property purchase price or market value (whichever is higher applies for duty purposes).
3. Choose the property type - residential, investment, commercial, or vacant land.
4. Indicate whether you are a first home buyer, foreign purchaser, or standard buyer to apply concessions or surcharges.
5. Review the calculated stamp duty amount and total acquisition cost including the duty.

Stamp duty rates and concessions by state

Australian stamp duty rates are progressive, meaning higher-value properties attract higher marginal rates. The table below shows the approximate duty on a $750,000 residential property for a standard buyer (not first home buyer, not foreign).

Rates change at each state budget. Always confirm current rates with your state revenue office or conveyancer before making financial decisions.

Worked example: first home buyer in NSW

A first home buyer purchasing a $750,000 property in NSW pays $0 in stamp duty (full exemption applies up to $800,000). Without the concession, the standard duty would be approximately $29,000. If the same buyer purchased at $850,000, they would receive a partial concession and pay roughly $9,500 in duty instead of the full $33,000.

Foreign purchaser surcharge

Foreign buyers face a significant additional cost. On a $750,000 property in NSW, the 9% foreign surcharge adds $67,500 on top of the standard $29,000 duty, bringing total stamp duty to roughly $96,500. Victoria's surcharge is 8%, and Queensland also applies 8%. Some free trade agreements provide exemptions (New Zealand citizens are generally exempt in most states). If you are buying commercial property for a business, use the CGT calculator to estimate capital gains when you eventually sell.

Stamp duty and your total purchase cost

Stamp duty is only one part of the total cost of buying property. Conveyancing fees, building inspections, loan establishment fees, and lenders mortgage insurance can add another $5,000 to $20,000. Use the loan amortisation calculator to estimate your ongoing repayment costs once the purchase settles. For businesses acquiring property, these costs all form part of the asset's cost base, which affects bookkeeping and tax obligations down the track.

How does AP automation relate to property transactions?

For property development and investment businesses, stamp duty is one of many acquisition costs that must be accurately captured and allocated. Settlement statements, conveyancing fees, legal invoices, and duty payments all need to be coded to the correct asset or project from day one. Automating accounts payable ensures these costs are captured as they arrive, matched to the correct property, and reflected accurately in your accounting system for CGT cost base calculations down the track.

Frequently asked questions

Is stamp duty tax-deductible in Australia?

Stamp duty on your own home is not tax-deductible. For investment properties, stamp duty is added to the cost base of the asset and reduces your capital gains tax liability when you sell. For commercial property purchased for business use, the duty may be deductible as a business expense or included in the depreciable cost base depending on the circumstances. Always consult your accountant for guidance on your specific situation.

What is the foreign purchaser surcharge?

Most Australian states impose an additional stamp duty surcharge on property purchases by foreign nationals, temporary visa holders, and foreign-owned companies. In NSW the surcharge is 9% (from 1 January 2025), Victoria charges 8%, Queensland applies 8%, and other states range from 3% to 8%. For a $750,000 property in NSW, the foreign surcharge alone adds $67,500 on top of the standard stamp duty. Some free trade agreements provide exemptions.

Can I pay stamp duty in instalments?

Most states require stamp duty to be paid within 30 to 90 days of settlement. The ACT is the exception: it is progressively replacing stamp duty with an annual land tax. NSW briefly offered a similar First Home Buyer Choice scheme, but it closed to new entrants on 1 July 2023. In other states, some revenue offices may offer payment plans for genuine hardship, but interest and penalties usually apply to late payments.

Stamp duty rates and thresholds on this page are indicative based on published state revenue office schedules and are subject to change at each budget cycle. Always confirm current rates with the relevant state revenue authority or a qualified conveyancer before making financial decisions.