powering smart financial decisions

RateCity's stamp duty calculator can provide you with an estimate of the total government fees you may pay when buying a residential property, including stamp duty, mortgage registration and transfer fees.

In order to make the most accurate estimate, the calculator considers the following factors:

  • Whether you are purchasing the property as your principal place of residence, whether as an established home or a new home (as an owner occupier), or to rent out (as a property investor)
  • The state or territory in which the property is located
  • The value of the property
  • Whether or not you are a first home buyer
  • Whether you are purchasing an existing property, buying off the plan, or only buying land

The calculator will also use this information to determine and apply any exemptions or concessions you may be eligible for.

What is stamp duty?

Stamp duty is a tax charged by each of the state and territory governments in Australia whenever certain types of property (including real estate and motor vehicles) are sold. Sometimes called “land transfer duty” or something similar, the tax helps cover the cost of transferring a property’s legal title from one owner to another.

Stamp duty is a one-off charge that you’ll need to pay when you purchase a property. Additional to the purchase price, it can significantly increase the upfront costs of buying real estate, which may also include home loan establishment fees, pest and building inspection fees, lenders mortgage insurance (LMI) and more.

How much is stamp duty in my area?

Different states and territories charge stamp duty at different rates, and the cost of stamp duty may depend on a range of factors. Generally, the more the property sells for, the higher amount of stamp duty you may need to pay. Stamp duty may also be charged at different rates for different property types, e.g. vacant land, detached housing, or apartments or townhouses bought off the plan.

When you buy a property, you’ll likely need to pay stamp duty within a certain period following your settlement date – anywhere from 30 days to three months, depending on your location. This payment is often organised through your conveyancer or solicitor, to help ensure that there are no outstanding issues that could affect your purchase or transfer of title.

How is stamp duty calculated?

Stamp duty is generally calculated on a sliding scale, based on the property’s sale price or current market value, whichever is higher. The lower the property's dutiable value, the less tax you’ll likely need to pay when you buy it.  

States and territories often calculate stamp duty based on value categories (e.g. between $83k and $310k, or between $310k to $1.033 mil etc.), which are frequently updated. You may be charged transfer duty at a set rate for the value category the property falls into, plus an extra fee based on how much higher the property’s value is than the category’s minimum value (e.g. a base rate of $9,285 plus $4.50 for every $100 over $310,000).

Are stamp duties the same across Australia?

There are different stamp duties in each state or territory. There are also different exemptions and concessions that may apply, depending on the value of your property, and by whether the property is your primary residence or an investment property. Some may also offer different exemptions and concessions if you're a first home owner, as well as potentially qualifying you for your state or territory's First Home Owner Grant (FHOG).  

To learn more about stamp duties, exemptions and concessions around Australia, visit your state or territory government’s website:

Who is eligible for a stamp duty concession or exemption?

Not all home buyers need to pay stamp duty for every property purchase. Several states and territories offer stamp duty discounts, waivers, or exemptions or concessions for first home buyers, pensioners or other selected borrowers in different financial situations. On the other hand, property investors may be charged stamp duty at higher rates than some other purchasers.

Stamp duty exemptions in NSW

As part of the NSW government’s First Home Buyer Assistance Scheme, if you’re buying your first home (whether it’s an existing home, a new home, or vacant land on which you intend to build a home), you may be entitled to a concessional rate of transfer duty or even an exemption from paying it altogether.

You may receive a transfer duty exemption in NSW if you buy:

  • a new home valued at less than $650,000
  • an existing home valued at less than $650,000
  • vacant land valued at less than $350,000

You may pay transfer duty at a concessional rate based on the value of the property in NSW if you buy: 

  • A new home valued between $650,000 and $800,000
  • An existing home valued between $650,000 and $800,000
  • Land valued between   $350,000 and $450,000

You may also be exempted from paying transfer duty if you receive the property as an inheritance from a deceased estate, or if the property is being transferred between a married or de facto couple. 

Stamp duty exemptions in VIC

First home buyers in Victoria may be eligible for:

  • the first home buyer duty exemption if your home has a dutiable value of $600,000 or less to receive,
  • the first home buyer duty concession if your home has a dutiable value of $600,001 to $750,000.

These exemptions and concessions are available for the purchase of new homes, established homes, and vacant land. Keep in mind that properties purchased off the plan may end up having a lower dutiable value than the purchase price, thanks to an off-the-plan concession. 

All home buyers (not just first home owners) whose property is valued up to $550,000 may be entitled to a concession from duty if they intend to use the property as their Principal Place of Residence (PPR). This concession may also apply if you have bought vacant land to build your home.

Pensioners and other eligible Commonwealth concession card holders may  also be eligible for stamp duty exemptions or concessions when they purchase a home in Victoria. 

Stamp duty exemptions in QLD

When buying a property in Queensland that you intend to occupy as your home, you may be able to claim a concession that reduces the amount of transfer duty you need to pay. If the property will be your first home and you meet certain eligibility requirements (including the value of the property), the duty may be reduced to the point where you don’t have to pay anything.

There are no additional concessions or exemptions for seniors card or pensioner concession card holders.

The first home concession only applies to a home valued under $550,000. If the home is valued at $500,000 or under, the first home concession amount will match the home concession rate, resulting in no duty payable. 

A more general home concession may still apply for a home valued over $550,000. However, the home concession rate applies to the first $350,000 of the consideration or value of the residence, and the general transfer duty rates then apply to the balance.

If you’re buying vacant land to build your first home, you can claim a first home vacant land concession for transfer duty. This applies to vacant land valued under $400,000, though if the vacant land is valued under $250,000, the first home vacant land concession means no duty is payable.

Stamp duty exemptions in WA

First home buyers in Western Australia may pay no transfer duty if they’re buying a home valued under $430,000, or land valued under $300,000. They may pay reduced duty when buying a home valued between $430,001 and $530,000 or land valued between $300,001 and $400,000.

You may also be able to apply for an exemption from transfer duty in WA for spousal transactions, charitable transactions, family farm transactions, and selected other transactions. 

Stamp duty exemptions in SA

Unlike most other states and territories there are no stamp duty exemptions or concessions for first home buyers in South Australia. However, some property transactions may be exempt from stamp duty, such as inheritances from deceased estates, transfers between domestic partners, and transfers of farming property between family members. 

Stamp duty exemptions in TAS

First home buyers in Tasmania may be able to receive a 50% concession on property transfer duty for established homes with a value of $600,000 or less (until 30 June 2023). Pensioners downsizing to a new home may also be able to benefit from a 50% duty discount. 

Exemptions from duty may apply to property transfers between partners in a marriage or personal relationship, or following a breakdown of a relationship. Transfers of family farms to relatives may also be exempt from duty. 

Stamp duty exemptions in ACT

First home buyers in the ACT who earn less than the income threshold may pay no or reduced duty. 

Owner occupiers of residential properties pay a reduced rate of conveyance duty in the ACT. Also, owner occupiers purchasing units and townhouses valued at $600,000 and less off the plan may pay no stamp duty.

Stamp duty exemptions may also apply in the ACT for deceased estates, matrimonial transfers,  spouse principal place of residence transfers, intergenerational rural transfers, and bankruptcy and insolvency transfers.

Stamp duty exemptions in NT

The Northern Territory government offers stamp duty exemptions and concessions for the following: 

  • first home buyers
  • seniors, pensioners and carers
  • principal place of residence
  • deceased estates
  • property settlements
  • trust distribution
  • transfer to joint names of spouses
  • transfer of interest in farm between family members
  • corporate restructures

Can stamp duty affect my home loan?

Estimating the cost of stamp duty before you buy a property can make a big difference to your budgeting

Because stamp duty is charged by a government, and not your lender, it’s most often paid upfront out of your savings. This means less of your savings can go toward a deposit, which could mean you’ll be charged more for lenders mortgage insurance (LMI) – another significant upfront cost. You may be able to add LMI onto your loan to pay off over time, though this likely means paying more in interest charges.

If you’re not sure of the best option for managing your stamp duty when you buy a property, you could consult a mortgage broker for advice. These experts stay up to date with the latest rules and regulations around stamp duty in your area, and can advise you of some of the best ways to manage the cost of stamp duty when you apply for a home loan.

Consider using other home loan calculators to get a gauge on how much you'll need to pay through the life of your mortgage, including home loan repayments, and not just through the fees required to purchase one.

How can a mortgage broker help me with stamp duty rates and questions?

Mortgage brokers are licensed experts with a specialised knowledge of the home loan market. They can provide professional financial advice, while helping you shortlist lenders and apply for home loans that are suitable for you. 

When it comes to questions on stamp duty and other government fees, a mortgage broker will typically have an in-depth understanding of this information and can provide you with accurate details that reflect your personal circumstances.

If you're interested in learning more, consider reaching out directly to a mortgage broker.

Chat to a broker

Madhu Chaudhuri
20 Reviews
Madhu Chaudhuri’s journey from a practicing Architect to a Broker has shaped her 27-year career in Australia culminating in the formation of her company Finance & Mortgage Solutions in 2001. Her vision to assist people to grow themselves financially, to be able to contribute and flourish in the community is the foundation of her practice, resulting in Industry recognition at the State and National level as a top mortgage broker. At FMS, Madhu leads a multi-lingual team to design and engineer finance solutions whether to build a home and material stability or supporting emerging entrepreneurs to open and run small businesses in their local communities. Coming to Australia as an immigrant herself more than 20 years ago, Madhu has lived experience and understanding of some of the struggles of relocating financially and emotionally- especially for migrants. Recognising the need for multi-lingual and multi-cultural access points, FMS has filled this need for migrant journey’s to be heard and supported. She donates her time for various women’s groups such as Saheli Club and Indian Mums Sydney and receives genuine fulfillment when counselling and advising on financial matters to help women achieve financial independence. She has now also been invited to Lean In Org to be the financial mentor in a workshop series for migrant women. Madhu’s drive lies in genuine connection with the community, recognising that it is built by diverse perspectives and experiences and there is a lot to learn from the young and old collectively. Madhu has sponsored an annual ‘Good Word Award’ at the local public school to support public speaking and communication programs for children for the past 7 years, as well as regular events and outing for the aged South Asian community. Finance & Mortgage Solutions strength lies in guiding, mentoring and coaching clients as well as brokers, which has resulted in growth in cities including Sydney, Melbourne, Brisbane, Adelaide & Canberra. Their services break down a pathway for migrants to financial autonomy into achievable milestones to build a strong, foreseeable financial future in their new country.
ACL: 384375
Daan Jansen
12 Reviews
- Cert. IV Finance & Mortgage Broking - Investment Advisor (RG146) - Award-winning mortgage broker - Victorian Agents Representative - 20 Years in Financial Services industry - Conducted $40 million worth of Private Equity investments with clients - Conducted over $50 million worth of Property Transactions with clients During his twenty years of work in financial industries around the world, Daan has accumulated a wealth and breadth of knowledge and experience, helping thousands of clients and investors along the way. Daan’s career working in market-leading institutions began in his home country of the Netherlands, where he worked at ING bank. After moving to Australia, Daan was nominated in back-to-back years as Best Newcomer in Victoria at the Better Business Awards, an annual awards ceremony hosted by The Adviser. Daan took home the award on his second nomination, setting him up for a great career in the Australian Financial industry. From 2018 till 2020, Daan has raised over AU$40,000,000 in private equity, playing an integral part in building a community of successful investors for his employer. After nineteen years of being employed in the Financial Industry, Daan’s knowledge, experience and innovatively fresh views are best expressed through a new venture, so it was time for Daan to spread his wings and launch his own business: The Finance Alliance. Launched in 2020 The Finance Alliance provides a one stop solution for everything finance related: - Home purchases and refinance - Investment purchases and refinance - SMSF new loans and refinance - Business finance - Commercial purchases and refinance - Asset finance - Car finance
CRN: 425175

Popular home loans lenders

Frequently asked questions

How do you calculate how much you could save with a lower rate?

To work out how much you could save, we run the home loan details you’ve provided through our database, and search for similar home loan options that we think would be suitable for you.

We then calculate the costs of these loan options over 15 years (to keep our calculations consistent) and compare them to the cost calculations for your current home loan.

How can I calculate interest on my home loan?

You can calculate the total interest you will pay over the life of your loan by using a mortgage calculator. The calculator will estimate your repayments based on the amount you want to borrow, the interest rate, the length of your loan, whether you are an owner-occupier or an investor and whether you plan to pay ‘principal and interest’ or ‘interest-only’.

If you are buying a new home, the calculator will also help you work out how much you’ll need to pay in stamp duty and other related costs.

How much money can I borrow for a home loan?

Tip: You can use RateCity how much can I borrow calculator to get a quick answer.

How much money you can borrow for a home loan will depend on a number of factors including your employment status, your income (and your partner’s income if you are taking out a joint loan), the size of your deposit, your living expenses and any other debt you might hold, including credit cards. 

A good place to start is to work out how much you can afford to make in monthly repayments, factoring in a buffer of at least 2 – 3 per cent to allow for interest rate rises along the way. You’ll also need to factor in additional costs that come with purchasing a property such as stamp duty, legal fees, building inspections, strata or council fees.

If you are planning on renting the property, you can factor in the expected rental income to help offset the mortgage, but again it’s prudent to add a significant buffer to allow for rental management fees, maintenance costs and short periods of no rental income when tenants move out. It’s also wise to factor in changes in personal circumstances – the typical home loan lasts for around 30 years and a lot can happen between now and then.

How does a mortgage calculator work?

A mortgage calculator is an extremely helpful tool when planning to take out a home loan and working out the costs. Although each mortgage calculator you come across may be slightly different, most will help you estimate how much your repayments will be. The calculator will often also show you the difference in repayments if you repay weekly, monthly or fortnightly. 

To calculate these figures, you’ll be asked to enter a few details. These include the amount you plan to borrow, whether you’re an owner-occupier or an investor, the proposed interest rate and the home loan term. It will also often show you the total interest you’ll be charged and the total amount you’ll repay over the life of the loan.  

Understanding how the mortgage calculator works, helps you to use it to see how different loan amounts, interest rates and terms affect your repayments. This can then help you choose a home loan that you can repay comfortably and save on interest costs. The mortgage calculator lets you compare the benefits and costs of home loans from different lenders to help you make a more informed choice. Use a mortgage calculator to help identify which home loan is most suitable for your requirements and financial situation.