Calculate stamp duty for property purchases in NSW, VIC, QLD, WA and SA with first home buyer concessions and effective rate. Shows total purchase cost including duty.
Formula
NSW: $0–14k at 1.25%; $14k–31k at 1.5%; $31k–83k at 1.75%; $83k–310k at 3.5%; $310k–1.033M at 4.5%; above at 5.5%. FHB exempt under $800k. VIC: $0–25k at 1.4%; $25k–130k at 2.4%; $130k–960k at 6%; above at 5.5%. FHB exempt under $600k with taper to $750k. QLD: $0–5k at 0%; $5k–75k at 1.5%; $75k–540k at 3.5%; $540k–1M at 4.5%; above at 5.75%. FHB exempt under $500k. WA: $0–80k at 1.9%; $80k–100k at 2.85%; $100k–250k at 1.95%; $250k–500k at 2.65%; above at 4.8%. SA: progressive schedule from 1% to 5.5%. Effective rate = duty ÷ property value × 100.
Worked example
A $650,000 owner-occupier purchase in Victoria: falls in the $130k–$960k band. Duty = $2,870 + ($650,000 − $130,000) × 6% = $2,870 + $31,200 = $34,070. Effective rate = $34,070 ÷ $650,000 = 5.24%. Total purchase cost = $684,070.
Professional note
Master's Tip: print the property value, state, buyer type, duty calculation and total cost together. Settlement agents and conveyancers need to see the duty basis, not just the final figure.
Regional and unit assumptions
Australian state-based stamp duty (also called transfer duty). Each state has its own legislation, thresholds and concession programs. This page uses 2024-25 rate schedules. Verify with the State Revenue Office of the relevant state before settlement.
Assumptions and limitations
Rates reflect 2024-25 state revenue office schedules. Rates are updated by each state government and may change.
FHB concession in VIC applies a tapered reduction between $600k and $750k — the calculator applies this taper.
ACT and TAS are not included. Northern Territory uses a different valuation method.
This does not include mortgage registration fees, transfer fees, conveyancing costs, or LMI.
Investor stamp duty surcharges (foreign purchaser duty) are not calculated here.
Always verify with the relevant State Revenue Office before settlement.
Trust boundary
What this calculator does NOT do
ACT, TAS or Northern Territory — different calculation methods apply
Foreign purchaser additional duty — surcharges are not included here
Commercial property or primary production land — different rate schedules may apply
Substituting for professional conveyancing advice before settlement
When to stop using this calculator
If your purchase price is above $1 million — additional checks on rates and surcharges are recommended with a conveyancer
If you are a foreign investor — foreign purchaser duty surcharges apply and are not shown here
Methodology & Accuracy
How this calculator is checked
CalculationTime pages are built around visible arithmetic: the formula, assumptions, worked example and practical limitations are shown so the result can be checked rather than simply trusted.
Formula used
NSW: $0–14k at 1.25%; $14k–31k at 1.5%; $31k–83k at 1.75%; $83k–310k at 3.5%; $310k–1.033M at 4.5%; above at 5.5%. FHB exempt under $800k. VIC: $0–25k at 1.4%; $25k–130k at 2.4%; $130k–960k at 6%; above at 5.5%. FHB exempt under $600k with taper to $750k. QLD: $0–5k at 0%; $5k–75k at 1.5%; $75k–540k at 3.5%; $540k–1M at 4.5%; above at 5.75%. FHB exempt under $500k. WA: $0–80k at 1.9%; $80k–100k at 2.85%; $100k–250k at 1.95%; $250k–500k at 2.65%; above at 4.8%. SA: progressive schedule from 1% to 5.5%. Effective rate = duty ÷ property value × 100.
Standard or basis
Australian state-based stamp duty (also called transfer duty). Each state has its own legislation, thresholds and concession programs. This page uses 2024-25 rate schedules. Verify with the State Revenue Office of the relevant state before settlement.
Where a calculator follows a named legal, trade or industry standard, that standard is cited visibly. Otherwise the page uses transparent general arithmetic and states its limits.
Master's Tip
Master's Tip: print the property value, state, buyer type, duty calculation and total cost together. Settlement agents and conveyancers need to see the duty basis, not just the final figure.
Stamp duty uses sliding-scale brackets. You pay a fixed base amount plus a percentage on the amount above each threshold. The rate increases as the property value increases.
Which states have first home buyer exemptions?
NSW (under $800k), VIC (under $600k with taper to $750k) and QLD (under $500k) have full or partial FHB exemptions for 2024-25. WA, SA and NT have separate FHB grant schemes.
When must stamp duty be paid?
Generally within 30 days of contract signing or settlement — whichever is earlier. Penalties and interest apply for late payment. Check with your state revenue office.
Is stamp duty tax deductible?
For owner-occupiers: no. For investment properties: stamp duty is added to the cost base of the property for CGT purposes but is not immediately deductible as an expense.
What is the effective stamp duty rate?
The effective rate is total duty divided by property value, expressed as a percentage. It is lower than the top marginal rate because earlier brackets are taxed at lower rates.