Property Value
$800,000.00
Stamp Duty
$30,735.00
Total Cost
$830,735.00
Effective Rate
3.84%
Monthly (1yr)
$2,561.25
Property Cost Breakdown
How transfer duty works when you buy property, including concessions for first home buyers
What is stamp duty?
Stamp duty (also called transfer duty) is a state government tax you pay when you buy property. It is calculated as a percentage of the property's purchase price or market value, whichever is higher. On a A$600,000 property in NSW, stamp duty is about A$22,490. In Victoria, the same property would cost about A$31,070 in stamp duty. It is usually the single largest upfront cost when buying a home, after the deposit.
How is stamp duty calculated?
Each state uses a sliding scale — the more expensive the property, the higher the rate. For example, in NSW the rates range from 1.25% on the first A$17,000 up to 7% on the portion above A$3,040,000. Most states publish calculators on their revenue office websites. You pay stamp duty as a lump sum before or at settlement. It cannot be added to your mortgage in most cases, so you need the cash upfront.
Are there concessions for first home buyers?
Yes, every state offers some form of first home buyer concession. In NSW, first home buyers pay no stamp duty on new homes up to A$800,000 and existing homes up to A$800,000 (with reduced duty up to A$1 million). Victoria offers no stamp duty on homes up to A$600,000. Queensland offers a concession on homes up to A$700,000. Check your state's revenue office for the exact thresholds and conditions, as they change regularly.
Do you pay stamp duty on investment properties?
Yes, full stamp duty applies to investment properties with no concessions. In fact, some states add a surcharge for foreign buyers — up to 8% extra in NSW and Victoria. On a A$700,000 investment property in Victoria, stamp duty could be about A$37,070 for Australian residents and over A$93,000 for foreign buyers. Stamp duty is not tax-deductible as an ongoing expense, but it forms part of the cost base for CGT purposes.
When is stamp duty paid?
Stamp duty is due before or at settlement, which is typically 30 to 90 days after you sign the contract. In most states, you have a set period after settlement to pay (for example, 3 months in NSW). Your solicitor or conveyancer usually arranges payment. If you are getting a mortgage, your lender may require proof of stamp duty payment before releasing funds. Late payment attracts interest and penalties.
Is stamp duty different for each state?
Yes, stamp duty rates and rules vary significantly between states. Victoria and NSW are generally the most expensive. Queensland and South Australia tend to be cheaper. ACT is transitioning from stamp duty to an annual land tax over 20 years, so buyers there may pay reduced stamp duty. The differences can be tens of thousands of dollars on the same purchase price, which matters if you are choosing where to buy.
Can you avoid or reduce stamp duty?
First home buyer concessions are the main way to reduce stamp duty. Buying off the plan can sometimes attract a concession because duty is based on the land value alone. In the ACT, you can opt to pay an annual land tax instead. Some states offer concessions for pensioners or people with disabilities. Buying as a couple where one partner is a first home buyer may still qualify for partial concessions in some states.
ATO-Aligned: Based on 2024-25 ATO rates and thresholds. For personal advice, speak to a qualified tax agent.
Disclaimer: This calculator provides estimates based on current ATO rates and thresholds for the 2024–25 financial year. It does not constitute professional tax, financial, or legal advice. Your actual liability may differ depending on your individual circumstances. Always consult a qualified tax agent before making financial decisions. Read our terms
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