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Stamp Duty Calculator
Stamp Duty Calculator
Written by
Tina Sendin
Edited by
Ellie Garran
Reviewed by
Sam HymanCompare home loans the easy way
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What is stamp duty or land transfer?
Long story short
Stamp duty is one of the biggest up-front costs when buying a property
It can run into tens of thousands, so it’s worth planning for early.
First-home buyers might catch a break
First-timers in some states can access perks like concessions or exemptions. This could save you a hefty chunk of cash.
Stamp duty rates vary across Australia
Rates and concessions depend on where you’re buying, so check the local laws.
What is stamp duty or land transfer?
Stamp duty is a one-off tax charged on all real estate purchases everywhere in Australia. Depending on the state or territory, it’s also known as ‘land transfer duty, ‘transfer duty’, ‘conveyance duty’, or simply ‘duty’. It doesn’t just apply to homes; it covers any property transfer, whether you’re buying the place to live in or to rent out.
Stamp duty is not pocket change. It lands at about 1.7–4.8% of your property’s value. Its actual cost varies depending on a few factors, such as the property price, location, and any exemptions or concessions.
In most cases, stamp duty is paid at the time of settlement, typically within 30 days. If you miss this window, you can’t really expect a Christmas card from your bank – in fact, you might have penalties to pay.
When buying a property, it’s important to factor in stamp duty as it’s not typically part of the home loan – it comes straight out of pocket, so you’ll need that extra cash on hand.
And before you sign a contract or even start scouring real estate pages for open houses, it’s worth running your numbers through a stamp duty calculator. The up-front cost can be a deal-breaker – or a dealmaker.
Why do I need to factor in stamp duty when buying a property?
This simple explainer breaks down what stamp duty is and why you need to factor it in when purchasing a property. Spoiler alert: Stamp duty isn’t part of a home loan, so knowing what the actual go is with this one-off tax could save you a fair chunk of cash.
How do I use the stamp duty calculator?
Stamp duty calculators are your friend. They can cut through the confusion and give an idea of how much you’ll need to pay before those keys land in your palm. Here’s everything you’ll typically need on hand when you use a stamp duty calculator:
- the state or territory where your property is
- the property price
- whether the property’s an investment or you’ll be living there
- whether the property’s a new or existing home, or vacant land
- whether or not you’re a first-time buyer.
Once you’ve entered your details, the calculator will present a full cost breakdown, including the:
- stamp duty owed
- mortgage registration fee
- transfer fee
- title search fee
- potential concessions, say if you’re a first home buyer
- total fees and charges.
Helpful tip
Owning your first home is bloody exciting, but you’ll want to factor in stamp duty right from the get-go. Before signing anything or working out your deposits, make sure you know what stamp duty’s going to set you back. Sorting it early means you won’t get stung with an ugly surprise later on.
When budgeting for stamp duty, don’t forget to factor in additional costs like registration fees or transfer duties that might apply in your state. It’s also a smart move to double-check whether you’re eligible for any exemptions or concessions. Who knows, it might be your lucky day – you might uncover savings you didn’t know you were entitled to!
Sam Hyman
General Manager – National Sales, Aussie
How much is stamp duty?
Want a quick estimate? Using our stamp duty calculator, here’s what you’ll typically pay if you’re buying a $500k property to live in, with no first home buyer concessions.
Stamp duty on a $500,000 property in Australia
| State/territory | Stamp duty | Mortgage registration fee | Transfer fee | Title search fee | Total fees and charges |
| ACT | $8,408.00 | $178.00 | $479.00 | $35.00 | $9,100.00 |
| NSW | $16,912.00 | $175.70 | $175.70 | $18.00 | $17,282.00 |
| NT | $23,928.00 | $176.00 | $176.00 | $42.00 | $24,323.00 |
| QLD | $8,750.00 | $238.14 | $1,668.86 | $24.06 | $10,682.00 |
| SA | $21,330.00 | $198.00 | $4,932.00 | $35.50 | $26,496.00 |
| TAS | $18,247.00 | $163.30 | $250.21 | $38.20 | $18,700.00 |
| VIC | $21,970.00 | $135.80 | $1,271.50 | $41.00 | $23,419.00 |
| WA | $17,765.00 | $216.60 | $306.60 | $32.60 | $18,321.00 |
Source: Indicative numbers from iSelect stamp duty calculator, November 2025
Looking at the table, stamp duty sits around 1.7–4.8% of the purchase price. This can depend on where you’re buying, the type of property, and whether you can snag some concessions.
Stamp duty in every state
What other factors can affect stamp duty?
We’ve talked about how property price and location can influence stamp duty costs, but there are a few other things that can make a big difference too. If any of these apply to you, you might save yourself a decent chunk of cash:
Inherited property
If you’re lucky enough to have a home passed down to you, a concession might apply.
First-time homeowner
If you’re buying your first place, the government might have your back with grants and schemes that can exempt you from stamp duty, up to a certain value. It’ll depend on the property and the state or territory you’re buying in.
Exemptions and concessions
Discounts are often available if you’re a pensioner or farmer. You can also get a concession if you have a long-term or permanent disability. Again, the rules vary depending on where you’re buying.
Figuring this stuff out might seem like a mission, but knowing the rules could mean some serious savings in your pocket.
Will there be any additional expenses?
Seen the extra costs pop up on the stamp duty calculator and wondering what they’re about? We’ve broken it down for you so it all makes sense.
Mortgage registration fee
This covers the cost of registering your home loan, as the name suggests.
Transfer fee
This is what it costs to officially transfer the property into your name.
Title search fee
A title search gives you the lowdown on who owns the property and whether there are any mortgages or other issues tied to the land. You’ll need to check these details when you’re buying a place, or if you’re lining up a loan from the bank. This fee is for checking the property’s title to make sure there aren’t any legal dramas or claims against it.
These fees can change depending on where the property’s located, as each state and territory has its own set of rules.
Could I qualify for a stamp duty exemption?
Whether you’re snapping up a shiny new home or an older one, most states and territories will cut you some slack on stamp duty if you’re a first-time buyer. Whether it’s a full or partial exemption usually depends on the purchase price and a few other details. To see if you’re eligible, you can head to your state government’s revenue website or have a chat with your solicitor or conveyancer.
And if you’re going for a brand-new home, you might even score a bonus with the First Home Owner Grant scheme in your area. Talk about a cracker of a housewarming gift!
How does stamp duty work for investment properties?
When you’re buying an investment property, stamp duty’s a bit of a different game. Some states have separate stamp duty rates for investment properties – and, yep, they could be higher.
Before jumping into an investment purchase, it’s worth making sure you’ve crunched the numbers on stamp duty costs.
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