What is stamp duty in Australia?

Stamp duty (also called transfer duty or conveyance duty) is a state-government tax payable on the transfer of property ownership. Each state and territory sets its own brackets, rates and concessions, there's no federal rate.

Do first home buyers pay stamp duty?

Most states offer either a full exemption or a sliding concession for first home buyers under a price cap (often $650k–$800k for established homes, higher for new builds and vacant land). Caps and thresholds change frequently, this calculator applies the rules current as of the data shipped with the page.

Can stamp duty be added to the home loan?

No, lenders won't lend against duty itself, because it's not part of the property's value. You typically pay it from your savings at settlement, alongside the deposit and other costs.

Is stamp duty different for investment properties?

Often yes. Several states charge a foreign-purchaser surcharge (typically 7–8%) on top of standard duty, and a small number of states have additional duty bands or land-tax surcharges that apply to investors but not owner-occupiers.

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Stamp duty calculator, every state & territory

Estimate transfer duty plus mortgage and title-registration fees, with First Home Buyer concessions applied automatically. Figures are indicative, confirm with the state revenue office before settlement.

State or territory

Property purchase price$

Buyer status

First home buyerOwner-occupier (PPOR)New build / off-the-plan

Estimated stamp duty

FHB full exemption (≤$800k)

Concession applied

− $30,529

Saving vs. standard transfer duty

Mortgage registration

$165

Transfer / title registration

$165

Total government fees

$330

Stamp duty + mortgage reg + transfer

Authoritative source: Revenue NSW

How stamp duty works

Stamp duty (called transfer duty in NSW/QLD/WA, conveyance duty in ACT, and land transfer duty in VIC) is a tax paid to the state government when you buy property. Each state sets its own progressive tier table, the more expensive the property, the higher the marginal rate.

First Home Buyer concessionscan reduce or eliminate duty if you’re buying as an owner-occupier and meet the price threshold for your state. Most states also distinguish between new builds and established homes.

Other government fees (mortgage registration and transfer/title registration) usually total a few hundred dollars and are payable regardless of buyer status.

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These figures are estimates. A 30-min broker consult will run your specific scenario against the actual lender policies, no fees, no obligation.

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Important: This calculator provides an estimate only and does not constitute credit advice. Actual rates, repayments, fees and approval are subject to lender policy and your individual circumstances. Comparison rates are based on a $150,000 loan over 25 years on a secured basis, see footer for the full disclaimer.

How much is stamp duty in Australia?

Stamp duty (transfer or conveyance duty) is a state tax on buying property, and there is no federal rate: each state and territory sets its own brackets. As a rough guide, on a $600,000 home a non-first-home buyer pays roughly $9,000 to $23,000 depending on the state, with Victoria and Queensland at the higher end and the ACT and NT lower. The calculator above applies each state's exact brackets and any first-home-buyer concession.

First home buyer stamp duty exemptions by state

Most states waive or heavily discount duty for first home buyers under a price cap. The thresholds change with each state budget, so confirm with the relevant state revenue office before you rely on them. As currently applied by this calculator:

State / territory	First home buyer concession
NSW	No duty up to $800,000, then a partial concession tapering to $1,000,000.
VIC	No duty up to $600,000 (owner-occupier), then a concession tapering to $750,000.
QLD	No duty up to $700,000, then a concession tapering to $800,000.
WA	No duty up to $450,000, then a concession tapering to $600,000.
SA	Full exemption on new builds with no price cap; established homes pay standard duty.
TAS	No FHB duty concession currently active; the established-home exemption ended 30 Jun 2026.
ACT	Home Buyer Concession Scheme can reduce duty to nil, subject to a household income test.
NT	First Home Owner Discount applies to established homes up to $600,000.

Can I add stamp duty to my home loan?

Generally no. Lenders will not lend against the duty itself because it is not part of the property's value, so you pay it from your savings at settlement alongside the deposit. That is why the real cash you need is the deposit plus stamp duty plus conveyancing and other costs. Work the deposit side out with the LMI calculator and see what the loan itself costs with the repayment calculator.

Do investors pay more stamp duty?

Often yes. Several states add a foreign-purchaser surcharge (typically 7 to 8%) and some apply additional duty or land-tax surcharges to investors that owner-occupiers avoid. First-home-buyer concessions almost always require you to live in the property, so they do not apply to a pure investment purchase.