Stamp Duty Calculator

Stamp duty varies by state and property price. For a $750,000 property: NSW: $28,025 (or $0 for first home buyers under schemes), VIC: $40,070 ($0 with FHB exemption), QLD: $26,925, SA: $32,330, WA: $27,765, TAS: $24,420, ACT: $19,090, NT: $26,583. Rates increase with property price - a $1.5M property incurs $60,000-$90,000 stamp duty depending on state. Use our calculator above for your specific scenario. First home buyers can access exemptions or concessions reducing stamp duty to $0 on properties under $600,000-$800,000 (varies by state).

First home buyers can avoid stamp duty entirely under certain conditions. NSW: $0 stamp duty on properties up to $800,000 (new homes) or $650,000 (existing homes). VIC: $0 stamp duty on properties up to $600,000; 50% concession $600,000-$750,000. QLD: $0 stamp duty up to $500,000; concession to $550,000. SA: Full exemption up to $600,000. WA: Exemption up to $430,000; discount to $530,000. These schemes save first home buyers $15,000-$35,000. Requirements: Must be Australian citizen/permanent resident, never owned property before, must occupy as primary residence, meet income thresholds in some states.

Stamp duty is due within 30-90 days of settlement (varies by state). NSW: 3 months after settlement. VIC: 30 days after settlement. QLD: 30 days after settlement. SA: 2 months after settlement. WA: 2 months after settlement. Payment must be made to the state revenue office before transfer of title. Late payment incurs penalties (typically 10% penalty + interest of 8-12% per annum). Example: $30,000 stamp duty 30 days late = $3,000 penalty + $200 interest. Most buyers arrange payment via their solicitor or conveyancer at settlement, often funded by the home loan if included in borrowing.

Yes, stamp duty can be included in your mortgage, though it increases the loan-to-value ratio (LVR). Example: $750,000 property + $28,000 stamp duty + $5,000 costs = $783,000 total. With $150,000 deposit (20%), you borrow $633,000, resulting in 84% LVR ($633K/$750K). This exceeds 80% LVR threshold, triggering Lenders Mortgage Insurance (LMI) of $12,000-$18,000. Including stamp duty in loan increases total interest paid - borrowing an extra $28,000 at 6.5% over 30 years costs $63,732 ($28,000 principal + $35,732 interest). Better to save separately if possible, but including in loan helps first home buyers who lack savings.

No, stamp duty is NOT immediately tax deductible for investment properties. However, it is added to your property's "cost base" for capital gains tax (CGT) purposes when you sell. Example: Buy investment property for $750,000, pay $28,000 stamp duty. Cost base = $778,000. Sell 10 years later for $1.2M. Capital gain = $1,200,000 - $778,000 = $422,000 (instead of $450,000 without stamp duty in cost base). With 50% CGT discount (held 12+ months), taxable gain = $211,000. At 45% tax bracket, this saves $12,600 in CGT. While not immediately deductible, stamp duty reduces CGT liability at sale, saving $10,000-$40,000 for high-income investors.

Transfer duty and stamp duty are the same thing - just different terminology used by different states. Stamp duty is the historical term (originally physical stamps were affixed to documents). Transfer duty is the modern technical term used in government documentation. Both refer to the state government tax on property ownership transfer. Some states also use "property transfer tax" or "conveyance duty." Regardless of name, it's calculated the same way - a percentage-based tax on the property purchase price, increasing progressively with value. Always check your specific state's revenue office for official rates and exemptions.

Stamp duty rates vary significantly by state. For a $750,000 property: Lowest: ACT $19,090 (25% cheaper than average). Highest: VIC $40,070 (60% above average). NSW, QLD, WA, TAS: $24,000-$29,000 (mid-range). VIC is most expensive overall; ACT has lowest rates plus progressive abolition. SA and TAS offer generous first home buyer concessions. Interstate buyers should factor stamp duty into "true cost" comparisons - a $750K property in VIC costs $21,000 more in stamp duty than same property in ACT. For investors or second home buyers, ACT and QLD offer best value. First home buyers should target NSW or VIC for best exemptions.

Yes, several exemptions exist: 1) Family transfers (parent to child, between spouses) - often $0 or nominal stamp duty. 2) Deceased estates - transfers to beneficiaries typically exempt. 3) Off-the-plan properties - VIC offers 50% discount on purchases under $550,000. 4) Pensioner concessions - some states offer discounts for age pensioners. 5) Mortgage duty abolished - no stamp duty on home loans since 2013-2017 (previously $500-$1,500). 6) Principal place of residence - lower rates than investment properties in some states. 7) Defence personnel - some states offer exemptions for military relocations. Always check with a conveyancer or state revenue office for specific exemptions relevant to your situation.