Stamp Duty Calculator
Factor stamp duty into your budget
A Rovo broker will help you plan your full upfront costs — free & obligation-free.
Stamp duty rates are indicative and based on available 2025–26 state government data. Foreign buyer surcharges, first home buyer concessions, and registration fees vary and change regularly. This calculator does not constitute financial or legal advice. Verify with your state revenue office or a licensed conveyancer before committing to a purchase.
Stamp duty calculator Australia — all states and territories
Stamp duty (formally called transfer duty) is a state government tax payable when you purchase property in Australia. It is one of the largest upfront costs of buying property — typically $10,000 to $40,000 on a median-priced home — and is due at or before settlement. Our stamp duty calculator covers all eight Australian states and territories, including first home buyer concessions and exemptions, so you can plan your budget with confidence before you commit to a purchase.
Select your state, enter the property value, choose your buyer type (owner occupier, investor, or SMSF), and tick the first home buyer checkbox if applicable. The calculator will show your stamp duty amount, applicable concessions, transfer registration fees, and total upfront government costs in one clear breakdown.
First home buyer stamp duty exemptions by state (2025–26)
The table below summarises the first home buyer stamp duty concessions available in each state. These thresholds apply to established homes — new homes and vacant land may have different thresholds. Always check with your state revenue office for the most current figures.
| State | Full exemption under | Concession up to | Potential saving |
|---|---|---|---|
| NSW | $800,000 | $1,000,000 | Up to $31,335 |
| VIC | $600,000 | $750,000 | Up to $31,070 |
| QLD | $500,000 | $550,000 | Up to $15,925 |
| SA | No exemption | — | FHOG available |
| WA | $430,000 | $530,000 | Up to $14,440 |
| TAS | No exemption | 50% off under $400k | Up to ~$5,900 |
| ACT | Income-tested | Contact ACT Revenue | Varies |
| NT | No exemption | — | FHOG available |
Stamp duty for investors and SMSF buyers
Property investors and SMSF buyers pay the full standard stamp duty rate — first home buyer concessions are not available for investment purchases or SMSF acquisitions. On a $750,000 investment property in NSW, this means approximately $29,010 in stamp duty alone, before transfer and mortgage registration fees.
For investors with multiple properties, stamp duty on each acquisition is a significant upfront cost to factor into your yield calculations. Some states offer stamp duty exemptions on off-the-plan purchases, which can benefit investors who buy new builds before completion. A Rovo Finance broker can advise on structuring your investment purchase to minimise upfront costs.
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FAQs
On a $700,000 established home in NSW, standard stamp duty is about $26,235. Eligible first home buyers pay $0 because NSW offers a full exemption on properties under $800,000.
You may be eligible if you are an Australian citizen or permanent resident, buying a property for $800,000 or less, intend to live in it for at least 6 months, and have never owned residential property before. Properties between $800,000 and $1,000,000 receive a partial concession.
Stamp duty is paid at or before settlement. Your solicitor or conveyancer usually handles the payment. You generally cannot add stamp duty to your home loan unless the lender approves a higher loan amount.
Yes. Investors pay full stamp duty at standard rates. Stamp duty is not immediately tax‑deductible but is added to the cost base, reducing capital gains tax when you sell.
Yes. SMSFs pay standard investor stamp duty. Some states previously charged extra duty on the bare trust used in SMSF purchases, but several have removed this.
They are the same tax. “Stamp duty” is the common term, while “transfer duty” is the official government term. The calculation and rules are identical.
It is technically possible if a lender approves a higher loan amount, but it is usually not recommended because it increases your loan size, raises your LVR, and may trigger LMI.