Australian Stamp Duty Calculator

To calculate stamp duty in Australia, select your state or territory, enter the property value, and choose your buyer type, property type, and residency status. The calculator applies progressive rates and any supported concessions to estimate your duty. Each Australian state and territory has its own stamp duty rates, thresholds, and concessions.

Stamp duty is typically based on the dutiable value, which may be the purchase price or market value, often whichever is higher. If your state revenue office later assesses a different dutiable value, the final duty may differ from your estimate.

Many Australian states offer exemptions or concessions for eligible first-home buyers, usually with value caps and occupancy requirements. These benefits can significantly reduce or even eliminate stamp duty costs. Check your state revenue office for current eligibility criteria.

A stamp duty exemption typically reduces duty to zero if you meet eligibility criteria and the property value is under the threshold. A concession reduces duty, often phased out over a value range, meaning you pay less than the standard rate but not zero.

Yes, in many Australian states, foreign purchasers pay additional surcharges on top of standard stamp duty. As of 2026, NSW and Victoria each apply an 8% foreign surcharge, Queensland applies 7%, and South Australia applies 7%.

Many buyers pay stamp duty from savings as part of settlement costs, but some borrowers may be able to borrow more to cover these expenses. Lender rules vary significantly regarding capitalising stamp duty into your home loan.

Stamp duty treatment depends on whether the property is owner-occupied or an investment. For owner-occupied homes, stamp duty is not tax deductible. For investment properties, stamp duty is generally not immediately tax deductible but can be added to the cost base for capital gains tax purposes.

Yes, off-the-plan purchases may qualify for stamp duty concessions in some states, potentially reducing your liability. Off-the-plan concessions depend on contract date, build progress, and purchaser eligibility.

Differences between calculators often come from concessions not being applied, different assumptions about dutiable value, contract dates, or special circumstances not supported by one of the tools.

No, this calculator is not legal or financial advice. It is designed for estimation and budgeting purposes only to help you understand potential stamp duty costs.

Stamp duty is typically due at settlement, though payment deadlines vary by state and territory. Your conveyancer or solicitor usually arranges payment as part of the settlement process.

Stamp duty refunds may be available in limited circumstances, such as when a contract falls through or becomes void. Contact your state revenue office promptly if you believe you may be eligible.

Yes, some Australian states have different rates or thresholds for vacant land compared to established homes. Vacant land is often taxed at different rates to encourage development.

Stamp duty is a one-time tax paid when you buy property. Land tax is an annual tax on the value of land you own, payable by investors and owners of high-value properties each year.

Late payment of stamp duty may result in penalties and interest charges. If you anticipate difficulty paying on time, contact your state revenue office before the due date to discuss options.