Estimate only. Confirm exact amount with your conveyancer before settlement.
Stamp Duty by State
Estimated stamp duty on a $500,000 owner-occupier property across all Australian states.
| State | Duty on $500K | FHB Exemption | FHB Threshold | Foreign Surcharge |
|---|---|---|---|---|
| NSW | ~$17,235 | Full exemption | Up to $800,000 | 9% |
| VIC | ~$21,970 | Full exemption | Up to $600,000 | 8% |
| QLD | ~$8,750 | Full exemption | Up to $700K / No cap (new) | 8% |
| WA | ~$17,765 | Full exemption | Up to $430,000 | 7% |
| SA | ~$21,330 | New homes only | No price cap | 7% |
| TAS | ~$18,248 | Full exemption | Up to $750,000 | — |
| ACT | ~$8,720 | Full exemption | Up to $1,020,000 | — |
| NT | ~$23,929 | New homes only | Up to $650,000 | — |
How Stamp Duty Is Calculated in Australia
Stamp duty (formally transfer duty) is a state government tax charged when you buy property. Every state sets its own rates and brackets, so the cost varies significantly across the country.
Stamp duty (officially transfer duty in most states) is calculated using each state's progressive rate schedule. You pay a base amount for the bracket your property price falls into, plus a marginal rate on the portion above the lower threshold of that bracket. Each of Australia's eight states and territories has its own rates, thresholds, and concession rules — this calculator applies the correct schedule for the state you select.
First home buyer concessions vary significantly by state. NSW offers a full exemption up to $800,000. Victoria exempts new properties up to $600,000. Queensland provides a concessional rate for homes under $700,000. Western Australia exempts properties up to $450,000. Each state's concession is automatically applied when you select "First Home Buyer" as your buyer type.
Foreign purchaser surcharges apply in most states for non-Australian citizens or permanent residents buying residential property. These are typically 7–8% of the purchase price on top of standard stamp duty — a significant additional cost for overseas buyers.
Stamp duty is generally due within 30 days of the contract date (3 months in some states) and must be paid from savings — it cannot be added to your home loan. Your conveyancer or solicitor handles the lodgement and payment at settlement. Always confirm the current rates with your state revenue office before exchanging contracts: Revenue NSW, State Revenue Office Victoria, Queensland Revenue Office.
What is stamp duty in Australia?
Stamp duty (also called transfer duty) is a state government tax charged when you buy property in Australia. Each state sets its own rates, which is why costs vary significantly across the country.
Who pays stamp duty — the buyer or the seller?
In Australia, the buyer pays stamp duty. It is typically due within 30 days of signing the contract of sale and must be paid before or at settlement. It cannot usually be added to your home loan.
Do first home buyers pay stamp duty?
Many first home buyers pay reduced or zero stamp duty depending on their state and property value. NSW offers full exemption up to $800,000, Victoria up to $600,000, and ACT up to $1,020,000. Queensland has no price cap for new homes.
Can stamp duty be added to my home loan?
Generally, no. Stamp duty must be paid from your own savings at settlement. It is best treated as a cash upfront cost when budgeting for your property purchase.
Which state has the cheapest stamp duty?
For a $500,000 property, Queensland (~$8,750) and the ACT (~$8,720) have the lowest stamp duty. Victoria (~$21,970) and the NT (~$23,929) are the most expensive.
Is stamp duty tax deductible?
For owner-occupiers, stamp duty is generally not tax deductible. For investment properties, it forms part of the cost base and can reduce capital gains tax when you sell. Speak to a registered tax agent for advice.