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SOUTHERN ALPHA

Property · 2024/25 rates

Stamp duty calculator Australia

Estimate transfer duty in every Australian state and territory — with first home buyer concessions and the foreign buyer surcharge.

Stamp duty payable
$8,195
Total upfront cost
$8,515
Standard duty (before concession)
$32,779
Concession applied
$24,584
Partial first-home buyer concession
Registration & transfer fees
$320

What next?

Run the mortgage repayment calculator to see what your repayments would look like, or compare buying vs renting with our rent vs buy calculator.

Frequently asked questions

How much is stamp duty in NSW on a $800,000 home?

Standard transfer duty on $800,000 in NSW is roughly $30,500. First home buyers pay $0 up to $800,000 and get a sliding concession up to $1,000,000 under the current scheme.

Do first home buyers pay stamp duty in Victoria?

First home buyers pay no duty up to $600,000 and receive a tapered concession between $600,000 and $750,000. Above $750,000 the standard duty applies.

Is stamp duty calculated on the contract price or valuation?

On the dutiable value, which is usually the greater of the contract price or the property's unencumbered market value at the contract date.

Does the foreign buyer surcharge apply to permanent residents?

No. Australian citizens and permanent residents are not subject to foreign purchaser additional duty in any state.

Can I add stamp duty to my home loan?

Most lenders won't lend against stamp duty directly — you generally need it in cash on top of your deposit. Some 95% LVR products effectively let you borrow more so you can cover it, but you'll pay LMI.

When is stamp duty payable?

Usually within 30 days of settlement (90 days in some states). Your conveyancer typically arranges payment as part of settlement.

Stamp duty in Australia, state by state

Transfer duty (stamp duty) is the largest single tax most Australians ever pay on a property purchase — and it's the one you have to find in cash on top of your deposit. Each state sets its own scale, so a $800k purchase in Sydney pays a very different bill than the same price in Brisbane.

Ballpark figures for a $800k home

  • NSW: ~$30,500 (FHB pays $0 up to $800k under current scheme)
  • VIC: ~$43,000 (FHB pays $0 up to $600k, partial to $750k)
  • QLD: ~$21,800 (FHB concession to $700k, partial to $800k)
  • WA: ~$28,000 (FHB partial concession to $530k)
  • SA: ~$36,000 (FHB exemption removed as of mid-2023 — rebuilt 2024)
  • ACT: phased out for owner-occupiers; small fee + annual land tax

First home buyer concessions are the biggest lever

Every state offers either an exemption, a concession, or a grant for first home buyers — but thresholds and rules differ wildly. In NSW the exemption cuts out at $1m; in VIC the full exemption ends at $600k. Always check your state revenue office's current scheme before locking in a price.

Foreign purchaser surcharge

Non-residents pay an additional surcharge on top of standard duty — 8% in NSW and VIC, 7% in QLD, 7% in WA, 7% in SA, 8% in TAS. Australian citizens and permanent residents are not subject to it. NZ citizens on Special Category Visas are treated as foreign purchasers in some states.

When duty is payable

Usually within 30 days of settlement (90 days in some states). Your conveyancer arranges payment as part of settlement and adds it to the funds you transfer. Most lenders won't lend against stamp duty directly — budget it as cash on top of your deposit, not part of the loan.

About this calculator

Uses simplified 2024/25 transfer duty brackets from each state's revenue office. Final duty depends on contract date, dutiable value, and specific concessions (off-the-plan, pensioner, principal place of residence, regional). Always confirm with your conveyancer.