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Australia stamp duty calculator

Estimate transfer (stamp) duty on a property purchase in NSW, Victoria, or Queensland, plus the total cash you'll need at settlement.

By Mitch Duncan Last reviewed Methodology

Purchase details

General transfer duty rates. First-home and off-the-plan concessions vary by state — check your state revenue office. Other states/territories differ.

Duty payable
$30,530.00
Effective rate
3.82%
Total cash needed at purchase
Price $800,000.00 + tax $30,530.00 = $830,530.00

Excludes legal/conveyancing fees, mortgage costs, and other purchase expenses.

How Australian stamp duty works

In Australia, transfer duty (still widely called stamp duty) is charged by each state and territory when you buy property — there's no national rate. It's calculated on a progressive scale of the purchase price, and the bands differ from state to state. This calculator covers the general residential rates for New South Wales, Victoria, and Queensland.

Concessions vary by state

Most states offer first-home-buyer concessions or exemptions below set price thresholds, along with off-the-plan and pensioner concessions — and the rules change often. The figures here use the general transfer-duty scales, so a first-home buyer may pay considerably less. Always check your state revenue office (e.g. Revenue NSW, the SRO in Victoria, or Queensland's OSR) for current rates and concessions.

Budget for it at settlement

Stamp duty is a significant upfront cost — often tens of thousands of dollars — paid at settlement and generally not financeable. Factor it into your deposit savings alongside conveyancing and lender fees.

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Frequently asked questions

What is stamp duty / land transfer tax?
It's a one-off tax charged when you buy a property, paid at completion on top of the price. It's called stamp duty in the UK and Australia, land transfer tax in Canada, and transfer or recordation tax in the US. The amount usually depends on the purchase price and on whether you're a first-time buyer or buying an additional property.
How is property purchase tax calculated?
Most systems are progressive: the rate rises in bands as the price increases, and each band's rate applies only to the portion of the price within it — like income tax. That means the effective rate (total tax divided by price) is always lower than the top band rate you reach. The US is different — it uses a flat local rate.
Do first-time buyers pay less?
Often, yes. Many regions reduce or waive the tax for first-time buyers up to a price cap — for example UK first-time-buyer relief and the Ontario/Toronto land-transfer-tax rebates. Tick the first-time-buyer option in the calculator where it's offered to apply the relief for your market.
Is there extra tax on a second home or buy-to-let?
Frequently. The UK adds a surcharge of several percentage points on additional properties, and several Australian states and Canadian provinces apply higher rates or foreign-buyer surcharges. The calculator includes the additional-property option for the UK; check local rules elsewhere.
Can I add stamp duty to my mortgage?
Usually not — property purchase tax almost always has to be paid in cash at completion and isn't covered by the loan. Budget for it as part of your upfront cash alongside your deposit, legal fees, and moving costs. The calculator shows the total cash needed (price plus tax).
Why do rates differ so much between regions?
Because these taxes are set by national, state, provincial, or even city governments rather than a single authority. The US has no federal stamp duty and rates vary by state and county; Australian duty is state-based; Canadian land transfer tax is provincial (with a municipal layer in Toronto); and the UK's SDLT applies only in England and Northern Ireland.

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