When is stamp duty payable?

Stamp duty is typically payable at settlement or within 30 days of the contract date, depending on your state. Most conveyancers will handle this as part of the settlement process.

Can I add stamp duty to my home loan?

Generally no - stamp duty must be paid from your own funds. However, some lenders allow you to borrow for stamp duty if you still meet their LVR requirements. This is something to discuss with your broker.

Do I pay stamp duty on off-the-plan purchases?

Many states offer concessions for off-the-plan purchases where you only pay stamp duty on the land value, not the full property value. This can save significant amounts on new apartments.

Stamp Duty Calculator

Calculator

Calculate stamp duty for all Australian states with AI-powered concession detection

Free to useNo data storedAI insightsUpdated: February 2026

Stamp duty (transfer duty) is one of the biggest upfront costs when buying property. Rates vary significantly between states and your situation. Our calculator covers all 8 states and territories, automatically checking for concessions you might qualify for.

Enter Your Details

Real-World Examples

First Home Buyer in NSW

Priya is buying her first home - a $750,000 apartment in Sydney.

Inputs Used:

propertyValue:750,000state:NSWpropertyType:Residential

As a first home buyer purchasing under $800,000, Priya pays $0 stamp duty - saving approximately $29,000 compared to a non-FHB buyer.

Upgrader in Victoria

The Nguyens are upgrading to a $950,000 house in Melbourne. Not first home buyers.

Inputs Used:

propertyValue:950,000state:VICpropertyType:Residential

Stamp duty: approximately $51,000. This must be paid from savings - ensure it's factored into your 20% deposit calculations.

Frequently Asked Questions

Glossary

Stamp Duty (Transfer Duty)

A state government tax paid when purchasing property. The rate varies by state, property value, and buyer type.

Foreign Buyer Surcharge

An additional stamp duty charge (4-8% depending on state) applied to non-Australian citizens or residents purchasing property.

Dutiable Value

The value on which stamp duty is calculated - usually the higher of purchase price or market value.

First Home Buyer Concession

Reductions or exemptions from stamp duty for eligible first home buyers, with thresholds varying by state.

Related Tools

Check Your Borrowing Power

Ensure you can borrow enough to cover the property plus stamp duty.

Explore First Home Buyer Schemes

Find other government programs that could help with your purchase.

Calculate LMI Costs

See if you'll also need to budget for Lenders Mortgage Insurance.

How to Use

1Enter the property purchase price
2Select the state where the property is located
3Choose the property type
4Indicate if you're a first home buyer
5See your stamp duty and any concessions available

Key Information

Stamp duty rates vary significantly between states
First home buyers get concessions in most states
Foreign buyers pay significant surcharges (up to 8%)
Some states offer stamp duty exemptions for new builds

Pro Tips

Check your state's first home buyer concession thresholds carefully - they change frequently
NSW first home buyers can get full stamp duty exemption on properties up to $800,000
Consider buying just under the concession threshold if you're close - the savings can be tens of thousands
Factor stamp duty into your budget early - it's due at settlement and usually can't be borrowed

Avoid These Mistakes

Not realizing stamp duty is calculated on the higher of purchase price or market value
Assuming first home buyer means automatic exemption - thresholds and eligibility vary by state
Forgetting that stamp duty must come from your own funds, not the loan
Not checking for new home versus established home concession differences

Disclaimer: This calculator provides estimates only and should not be relied upon for financial decisions. Interest rates, fees, and policies change frequently. Always verify information with lenders directly. This is general information, not personal financial advice. Consider seeking advice from a licensed mortgage broker or financial advisor.

Last updated: February 2026