Stamp duty calculator

Stamp duty is a type of tax imposed on house, vacant land and new build purchases by state and territory governments. Each state and territory has its own stamp duty rates and thresholds, as well as different grants, concessions and exemptions for eligible buyers.

A property buyer will typically have to pay stamp duty whether they’re buying a place of residence or investment property, and regardless of the type of real estate being purchased.

Stamp duty is generally calculated using a set of purchase price thresholds, with each one charging a set base amount of stamp duty plus an additional rate for any amount that exceeds the threshold. Stamp duty can also be offset by certain state-based concessions if you’re a first home buyer.

To calculate stamp duty, you’ll need to find your state’s stamp duty rates and the purchase price or market value of the property you’re eyeing off – also known as the ‘dutiable value’. For the example below, we’ve used Queensland’s stamp duty rates for a house selling for $550,000, and assumed the buyer isn’t eligible for any stamp duty concessions or exemptions.

The calculations begin with Queensland’s stamp duty rate for properties sold for between $540,000 and $1,000,000, which is $17,325 plus $4.50 for every $100 (or part of $100) over $540,000.¹

1. A stamp duty calculator will start with the difference between $550,000 and $540,000 ($10,000) and then divide that by $100. In our example, this equals 100.
2. The next step is to multiply 100 by $4.50, giving us $450.
3. The final step in calculating the stamp duty payable is to add $450 to the base rate ($17,325), giving us a final stamp duty amount of $17,775.

Yes, GST is payable on stamp duty and your stamp duty costs will typically include GST. This is because stamp duty is paid on a property transfer’s gross value (i.e. the total cost), so if your property purchase attracts GST, it will be added to the purchase value and included for the stamp duty calculation.

Want more specific information on how much stamp duty costs in a certain state or territory? We’ve got you covered, with our stamp duty guides for:

• ACT
• NSW
• NT
• QLD
• SA
• TAS
• VIC
• WA

Keep in mind that not only will stamp duty thresholds and rates vary by state and territory, but so will concessions on offer for first home buyers. Some states and territories may offer generous stamp duty concessions to first home buyers, while some may not offer any incentives at all.

Stamp duty will typically apply to the sale of newly built homes, established homes and vacant land. However, if you’re buying vacant land with the intention of building a residential property on it, you’ll only pay stamp duty on the transfer of the existing property title.

Exactly how much stamp duty you’ll have to pay on your property purchase will typically depend on several factors, including:

• The dutiable value of the property
• The state or territory you live in
• Whether it will be your primary residence or an investment property
• If you’re a foreign purchaser
• Whether you’re eligible for any stamp duty concessions.

It’s typically not affected by the type of property you’re buying, meaning you’ll generally pay the same amount whether you’re buying a standalone house or an apartment. Our home loan comparison tool will tell you how much stamp duty you’re likely to pay on a given property purchase, and take the guesswork out for you.

Parts of Australia have stamp duty exemptions and concessions for first home buyers on top of the First Home Owners Grant (FHOG). For example, in Victoria eligible first home buyers don’t pay stamp duty if the home’s purchase price is below $600,000, and receive a stamp duty concession on properties worth $600,001-$750,000.²

You can learn more about the different state-based concessions for first home buyers and stamp duty by reading the stamp duty guide for your state or territory above.

Yes, stamp duty will typically be payable on the transfer of land, as ownership of the land will still need to be legally transferred which incurs a stamp duty cost. However, different jurisdictions may charge different rates of duty on land transactions vs land and building transactions.

Stamp duty is generally payable by the buyer in any property or land transaction. This is the case in every state and territory of Australia – stamp duty is the buyer’s responsibility, and the seller would only pay stamp duty if they purchased another property after selling the first.

Stamp duty is paid to the revenue office of your respective state or territory government. However, your lawyer or conveyancer will generally handle the actual payment on your behalf. Be sure to check this, however, as you may incur financial penalties if your stamp duty goes unpaid.

Stamp duty is typically paid either after the contract of sale is entered into or the purchase is approved and settled. You’ll generally have a time limit of 30 days to pay any applicable stamp duty; however, this varies depending on your state or territory.

For the vast majority of property transactions, stamp duty will typically be paid at settlement as part of the home loan settlement process. The notable exception is property transactions in which the buyer is making a cash purchase and does not require finance.

You’ll typically have to pay your stamp duty upfront at settlement date. Depending on your financial situation, some lenders may let you increase the size of your home loan in line with your stamp duty costs, depending on factors like your borrowing power, loan-to-value ratio (LVR) and the current size of your home loan.

However, if you do so, keep in mind that adding the value of your payable stamp duty to your mortgage will increase the overall size and cost of your home loan, and affect your LVR. It also means you may have larger home loan repayments. Depending on your LVR, you may end up having to pay Lenders Mortgage Insurance (LMI) as well.