Home loan stamp duty calculator

RateCity's stamp duty calculator can provide you with an estimate of your total government fees when buying a residential property, based on the information you input. The estimate includes stamp duty, mortgage registration and transfer fees.

In order to determine the most accurate estimate, the calculator takes into consideration the following factors:

• Whether you are purchasing the property as your principal place of residence (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 concessions or exemptions you may be eligible for.

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.

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 bought off the plan.

When you buy a property, you’ll likely need to pay stamp duty some time after your settlement date – anywhere from 30 days to three months, depending on your location. This payment is often organised through your conveyancer or solicitor, so you can be confident that there are no outstanding issues that could affect your purchase or transfer of title.

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).

Not all home buyers need to pay stamp duty for every property purchase. Several states and territories offer stamp duty discounts, waivers, 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.

To determine whether you may be eligible for a stamp duty exemption or concession, visit your state or territory's government website:

• New South Wales (NSW): www.revenue.nsw.gov.au
• Victoria (VIC): www.sro.vic.gov.au
• Queensland (QLD): www.qld.gov.au
• Western Australia (WA): www.wa.gov.au
• South Australia (SA): www.revenuesa.sa.gov.au
• Tasmania (TAS): www.sro.tas.gov.au
• Australian Capital Territory (ACT): www.revenue.act.gov.au
• Northern Territory (NT): www.nt.gov.au

There are different stamp duties in each state or territory. The level of exemption and concession is influenced by the value of your property in some areas, and by whether or not the property is your primary residence, or if it is an investment property.  Some may also offer different concessions and exemptions if you're a first home owner, as well as potentially qualifying you for your state or territory's First Home Owner Grant (FHOG).  

How much stamp duty one may pay depends on all of these factors, so it's worth doing your research through the above Revenue Office link's.

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 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.

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.

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