Stamp Duty Calculator

What Is Stamp Duty?

Stamp duty — officially called transfer duty in most states — is a one-off state government tax you pay when you buy property. It's typically one of the largest upfront costs after the deposit, and it must be paid from your own savings at or around settlement. Most lenders won't finance it as part of your loan.

Every Australian state handles stamp duty differently. The rates, bracket thresholds, first home buyer concessions, and even the name vary from state to state. A $600,000 property in Queensland costs thousands less in duty than the same price in Victoria — and whether you're an investor or an owner-occupier can make a significant difference in some states but none at all in others.

The calculator above lets you estimate your stamp duty liability by state and buyer type, including first home buyer concessions where you qualify. Select your state, enter a purchase price, and choose your buyer type to see the result instantly.

How Stamp Duty Works in Australia

Stamp duty is calculated on the purchase price or the property's market value, whichever is higher. It uses a progressive rate structure — higher-value properties pay a higher marginal rate on the portion above each threshold, much like income tax brackets.

Unlike land tax, which is an annual cost, stamp duty is a one-off payment made at or around settlement. You pay it once and it's done. The exact timing varies by state: WA requires payment within 2 months, NSW within 3 months, QLD within 30 days of the contract becoming unconditional, and VIC within 30 days of settlement. Your conveyancer or solicitor typically handles the payment for you.

Different states call it different things. WA, QLD, and NSW officially use "transfer duty," while Victoria calls it "land transfer duty." The colloquial term "stamp duty" is still universally understood.

Stamp duty on an investment property is not immediately tax-deductible. Instead, it is added to your cost base for capital gains tax (CGT) purposes, which reduces your taxable capital gain when you eventually sell. Stamp duty on your own home is generally not deductible at all.

State-by-State Stamp Duty Rates

Western Australia

WA uses the same transfer duty rates for all buyer types — there is no separate schedule for investors versus owner-occupiers. Five brackets apply, starting at 1.9% on the first $120,000 and rising to 5.15% above $725,000.

First home buyers in WA receive a full exemption on properties up to $500,000 under the First Home Owner Rate (FHOR). Between $500,001 and $700,000 (Metro/Peel) or $750,000 (Regional WA), a concessional rate applies. Above the cap, standard rates kick in. For vacant land, the exemption threshold is $350,000 with concessions to $450,000.

Foreign buyers pay an additional 7% surcharge on the full dutiable value of residential property. The official WA calculator is available on the Department of Finance website.

New South Wales

NSW applies the same transfer duty rates to investors and owner-occupiers. Six progressive brackets range from 1.25% up to 5.5%. Unlike WA (which has used fixed brackets since 2014), NSW indexes all bracket boundaries and base amounts annually with CPI — so the exact thresholds shift slightly each financial year. Residential properties above $3,721,000 (2025–26 threshold) attract an additional premium rate of 7% on the portion above that threshold. This premium duty is additive — standard duty is calculated on the full value first, then the 7% is added on the excess above $3,721,000.

First home buyers benefit from the First Home Buyers Assistance Scheme (FHBAS): full exemption on existing homes up to $800,000 — the highest exemption threshold of any state. Between $800,001 and $1,000,000, a sliding-scale concession reduces the duty progressively. Vacant land is exempt up to $350,000 with concessions to $450,000. The NSW Home Buyer Choice scheme (annual property tax option) was closed to new applicants from 1 July 2023. Buyers who opted in before that date continue under the scheme.

Foreign buyers pay a 9% surcharge on residential property, increased from 8% on 1 January 2025. See the Revenue NSW website for the official calculator.

Queensland

Queensland is the only state with separate rate tables for investors and owner-occupiers. Investors pay the general transfer duty rates. Owner-occupiers purchasing a principal place of residence (PPR) qualify for the home concession rates, which are significantly cheaper — particularly below $540,000 where owner-occupiers pay just 1.0% on the first $350,000 compared to 1.5% on amounts above $5,000 under the general schedule.

First home buyers receive a full exemption on established homes valued up to $709,999 (for contracts from 9 June 2024), with a sliding concession that phases out in $10,000 brackets up to $800,000. For new homes and vacant land from 1 May 2025, the exemption has no value cap — no stamp duty regardless of the purchase price. Queensland also offers a $30,000 First Home Owner Grant for new homes up to $750,000 (available until 30 June 2026, then reverting to $15,000).

Foreign buyers pay an 8% surcharge. See the Queensland Revenue Office for official rates.

Victoria

Victoria has the most complex duty structure and generally the highest effective stamp duty rates in Australia. The general rate schedule applies to all investment properties and to PPR properties above $550,000. Below $550,000, owner-occupiers purchasing a PPR qualify for reduced rates.

A unique feature of VIC is the $960,001 to $2,000,000 bracket, which charges a flat 5.5% on the total purchase price — not just the amount above $960,000. For most properties in this range, the flat 5.5% rate produces lower duty than the progressive calculation would. However, there is a small discontinuity at the $960,000 boundary — properties priced between $960,001 and approximately $986,000 actually pay slightly more than properties at $960,000.

First home buyers receive a full exemption on properties up to $600,000. Between $600,001 and $750,000, a concession applies on a sliding scale that gradually reduces as the property value approaches $750,000. Above $750,000, standard rates apply. Victoria also offers a generous off-the-plan concession for all buyers (not just FHB) — duty is calculated on the land value only — available until October 2026.

Foreign buyers pay an 8% surcharge. See the State Revenue Office Victoria for official rates.

First Home Buyer Concessions Compared

Every state offers first home buyer stamp duty concessions, but the thresholds and conditions vary significantly. Here is a quick comparison.

State	Full exemption	Concession range	Key condition
WA	Up to $500,000	$500,001 – $700,000	Must be PPR; metro vs regional thresholds differ
NSW	Up to $800,000	$800,001 – $1,000,000	Must be PPR; highest exemption threshold
QLD	Up to $709,999 (est.) / no cap (new)	$710,000 – $800,000 (est. only)	New homes: uncapped from May 2025
VIC	Up to $600,000	$600,001 – $750,000 (sliding scale)	Must be PPR; never owned in Australia

All states require first home buyers to live in the property as their principal place of residence. Eligibility typically extends to your spouse or partner — if either of you has previously owned property, neither qualifies. The specific eligibility rules vary by state (for example, some states consider overseas property ownership, and NSW requires at least 25% ownership of the property from 1 February 2024). Always check your state revenue office for the full eligibility criteria before relying on concession estimates.

Stamp Duty for Property Investors

Investors pay standard rates in every state — no PPR or first home buyer concessions apply. In Queensland, this means paying the general transfer duty rates rather than the cheaper home concession rates, which can add several thousand dollars to the purchase cost compared to an owner-occupier buying the same property.

Stamp duty is not tax-deductible in the year you pay it. Instead, it's added to the cost base of your investment property for CGT purposes, reducing your taxable capital gain when you sell. It's a significant acquisition cost that should be factored into your return calculations from the start.

Use our Rental Yield Calculator to estimate your expected return, factoring in stamp duty and other acquisition costs. Then use the Rental Property Cash Flow Calculator to model the ongoing holding costs after settlement.

Reducing Your Stamp Duty

• Buy below concession thresholds where possible. A property at $795,000 in NSW attracts zero stamp duty for a first home buyer. At $810,000, you start paying.
• Consider off-the-plan purchases. Victoria's off-the-plan concession (available to all buyers until October 2026) calculates duty on the land value only, not the full contract price.
• Check for time-limited incentives. Queensland's uncapped new home FHB exemption and enhanced FHOG ($30,000 until June 2026) are examples of temporary concessions that can save tens of thousands.
• Factor stamp duty into your budget from the start. It's a non-negotiable upfront cost — knowing the amount early prevents surprises at settlement.
• Don't understate the purchase price. Duty is assessed on the purchase price or market value, whichever is higher. Revenue offices have valuation tools and will reassess if the price looks below market.

From Purchase to Self-Management

Once you've bought your investment property, the next question is how you'll manage it. Traditional property managers charge 7–10% of rent plus letting fees, advertising, inspection fees, and various admin charges. On top of stamp duty, that's a lot of cost before you see any return.

Self-managing with Landlord Wise keeps your ongoing costs low — no percentage of rent, no hidden fees. Use our Property Management Fees Calculator to see how much you could save.

You've calculated the stamp duty. Now see how much you can save on management. Landlord Wise helps with forms, inspections, records, and tenant communication

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Frequently Asked Questions

What is stamp duty?

Stamp duty (officially called transfer duty in most states) is a one-off state government tax you pay when you purchase property. The amount depends on the purchase price, which state the property is in, and your buyer type. It is separate from your deposit and loan, and must typically be paid from your own savings at or around settlement.

How is stamp duty calculated?

Stamp duty is calculated on the purchase price (or market value, whichever is higher) using a progressive bracket system — similar to income tax. Only the portion of the price within each bracket is taxed at that bracket's rate. Higher-value properties attract higher marginal rates.

Do investors pay more stamp duty than owner-occupiers?

It depends on the state. In Queensland, investors pay the general transfer duty rates while owner-occupiers receive lower "home concession" rates — a difference of several thousand dollars. In WA, NSW, and VIC, the same standard rates apply to both investors and owner-occupiers (though VIC offers slightly lower PPR rates on properties up to $550,000).

What first home buyer stamp duty concessions are available?

Every state offers first home buyer concessions, but the thresholds vary significantly. NSW offers the highest exemption threshold at $800,000 for existing homes. QLD offers an uncapped exemption for new homes from May 2025 — meaning no stamp duty regardless of price. WA exempts purchases up to $500,000, and VIC up to $600,000. All states require you to live in the property as your principal place of residence, but specific eligibility rules vary by state — check with your state revenue office for the full criteria.

Is stamp duty tax deductible?

Stamp duty on an investment property is not immediately deductible in the year you pay it. Instead, it is added to the cost base of the property for capital gains tax (CGT) purposes, which reduces your taxable capital gain when you eventually sell. Stamp duty on your own home is generally not deductible at all. Consult a qualified tax professional for advice specific to your situation.

When is stamp duty paid?

Stamp duty is typically paid at or around settlement. The exact timing varies: WA requires payment within 2 months of the transaction date, NSW within 3 months, QLD within 30 days of the contract becoming unconditional, and VIC within 30 days of settlement. Your conveyancer or solicitor usually arranges the payment.

Can I add stamp duty to my mortgage?

Most lenders will not allow you to add stamp duty to your home loan. It's an upfront cost that needs to be paid from your savings, separate from your deposit. Some lenders may allow it in limited circumstances (such as borrowing more than 80% LVR with LMI), but this is not standard. Budget for stamp duty as a separate line item when planning your property purchase.