Stamp Duty Calculator Australia

What the Stamp Duty Calculator does

The Stamp Duty Calculator estimates the transfer (stamp) duty payable when you buy property in any Australian state or territory. Because duty is often the single largest upfront cost after your deposit, knowing the figure early helps you budget properly and avoid a nasty surprise at settlement.

This stamp duty calculator also accounts for the first-home-buyer concession where it applies, so eligible buyers can see how much they might save.

How stamp duty works in Australia

Stamp duty is a state and territory tax, not a federal one. Each jurisdiction sets its own rules, which is why the amount you pay depends heavily on where you buy. Most states use a sliding scale: the duty rate increases in bands as the property value rises, so a more expensive property attracts a higher effective rate.

Because the scales differ, the same purchase price can produce a very different duty bill from one state to the next. That is exactly why the calculator asks you to select the correct jurisdiction.

Duty is generally calculated on the higher of the purchase price or the property's market value, and it is payable within a set period after settlement. For most buyers using a mortgage, the duty has to be funded from savings rather than borrowed, which is why it needs to be planned for well before you sign a contract. Some buyers are caught out when they budget only for the deposit and forget that duty is a separate, sizeable cash cost.

How the calculator works

You provide two main inputs:

• The purchase price of the property
• The state or territory where it is located

The tool then applies the relevant duty scale to your price. If you indicate that you are a first-home buyer, it also applies the concession available in that jurisdiction, where you meet the value limits.

The result is an estimate of the duty payable, giving you a realistic figure to fold into your overall buying budget.

First-home-buyer concessions

Most states and territories offer some relief to first-home buyers, typically structured as:

• A full exemption below a lower price threshold
• A partial concession that phases out up to a higher cap
• No concession above that cap

The thresholds, caps and eligibility conditions vary by jurisdiction and are reviewed periodically. The calculator reflects the concession where it applies, but you should always confirm the current criteria before relying on a saving, since rules change and eligibility can hinge on factors like residency and whether the property is your primary home.

Beyond first-home relief, some states offer separate concessions for particular buyers or property types, such as reductions for off-the-plan purchases, pensioners, or those building a new home. These are highly jurisdiction-specific and come with their own conditions. Because concessions can represent a substantial saving, it is worth checking every concession you might qualify for in your state before you commit, rather than assuming the standard scale applies to you.

What else to budget for

Stamp duty is a big number, but it is not the only upfront cost of buying. When you plan your purchase, also allow for:

• Conveyancing or legal fees
• Mortgage registration and transfer registration fees
• Building and pest inspections
• Loan application or establishment costs
• Lenders mortgage insurance, if your deposit is below the usual threshold

Adding these to your duty estimate gives a truer picture of the cash you need at settlement. As a rule of thumb, treating duty as the largest line in a broader upfront-costs budget keeps your expectations realistic and reduces the risk of a shortfall as settlement approaches.

When to use this calculator

The Stamp Duty Calculator is helpful when you are:

• Budgeting the total upfront cost of a purchase
• Comparing the cost of buying in different states
• Checking how much a first-home-buyer concession could save you
• Working out how much deposit you really need

Running a few scenarios helps you understand how sensitive your costs are to price and location before you commit.

It is also a useful reality check during a search. Two properties at similar asking prices in different states can carry noticeably different duty, which changes the true cost of each. Factoring duty in early means you compare homes on their all-in cost rather than the headline price alone, and it can influence how much you are prepared to offer once the full picture is clear.

Things to keep in mind

The output is an estimate based on the standard duty scale for the jurisdiction you select. Several factors can change your actual bill:

• Surcharges may apply to foreign buyers or additional properties.
• Different rules can apply to off-the-plan, vacant land, or commercial property.
• Concession eligibility depends on conditions that are set by each government.

Rates and thresholds are maintained to reflect current figures, but property tax rules are detailed and change over time. Because concessions and surcharges can each move the figure substantially, the safest approach is to treat the estimate as a starting point and confirm the specifics for your state and situation before you commit funds. For a binding figure, confirm with the relevant state revenue office or a conveyancer.

This is general information to help you plan and compare, not financial advice. Confirm figures with the relevant revenue office or a licensed professional before making a decision.

About This Stamp Duty Calculator

Use this stamp duty calculator to get an instant, accurate estimate. The figures follow official guidance and every rate and threshold is kept up to date for 2026. Adjust the inputs above to match your situation, or browse all our calculators to plan your next step.