When do I pay stamp duty?

Stamp duty is due at settlement, typically within 30 days of the contract date. Your conveyancer or solicitor usually handles the payment on your behalf.

Can I add stamp duty to my mortgage?

Some lenders allow you to capitalise stamp duty into your loan, but this increases your loan amount and the interest you pay over time.

How much is stamp duty on a $600,000 property?

It varies by state, and by whether you'll live in it. On an investment purchase at $600,000: NSW $21,187, VIC $31,070, QLD $20,025, WA $22,515, SA $26,830, TAS $22,498, NT $29,700, ACT $15,720. An owner-occupier pays less in QLD ($12,850), the ACT ($12,728) and Victoria below $550,000. First home buyers pay nothing at all in several states.

Do first home buyers pay stamp duty?

It depends on the state and the price. NSW exempts new and existing homes up to $800,000 and tapers to $1 million. Victoria exempts up to $600,000 and tapers to $750,000. WA charges nothing up to $600,000. Queensland deducts up to $17,350. The ACT charges eligible buyers no duty at all from 1 July 2026. Tasmania's exemption expired on 30 June 2026 and South Australia's relief covers new homes only.

Which contract date do these rates apply to?

Every state assesses duty on the rules in force when liability arises, which for an ordinary purchase is the date you sign the contract, not settlement. If you signed before a rate or concession changed, the older rules apply. These figures reflect the scales published as at 11 August 2026.

Stamp Duty Calculator Australia

Calculate stamp duty costs for property purchases by state

Enter your property value and state to estimate stamp duty costs. First home buyers may be eligible for concessions or exemptions depending on the property value and state.

Property Details

Enter your property purchase details

Property Value ($)

State or Territory

Property Type

First home buyer (may qualify for concessions)

Stamp Duty Calculation

NSW general transfer duty (2026-27)

Stamp Duty Payable

$21,187

Effective rate: 3.53% of the property value

Land title registration fees are extra. Each state's land registry charges a flat transfer registration fee (broadly $150–$400, re-set annually) on top of duty. We don't estimate it here because it isn't a percentage of the price — check your land registry's current fee schedule.

Rates checked against Revenue NSW — transfer duty rates on 11 August 2026.

What these figures cover

Every rate below is quoted from the revenue office's own published scale or from the governing Act, checked on 11 August 2026.

First home buyer relief, state by state

NSW
First Home Buyers Assistance Scheme: no duty on a new or existing home up to $800,000, then a sliding concession up to (but not including) $1,000,000. Source
VIC
First home buyer duty exemption up to $600,000, then a sliding concession up to $750,000. New or established homes and vacant land all qualify. Source
QLD
First home concession: a deduction of up to $17,350 off the home-concession duty for established homes under $800,000, phasing out in $10,000 bands. A separate, uncapped full concession applies to new homes (not modelled here). Source
WA
First home owner rate of duty from 7 May 2026: no duty up to $600,000, then $16.15 per $100 of the excess up to $800,000. Above $800,000 the general rate applies. Source
SA
not applied to the figure above South Australia's first home buyer stamp duty relief applies to new homes, off-the-plan apartments and vacant land only — an established home does not qualify. Because this calculator does not ask whether the home is new, the relief is not applied to the figure above. Source
TAS
Tasmania's 100% first home buyer duty exemption on established homes up to $750,000 applied to transactions settling between 18 February 2024 and 30 June 2026 and was not extended. First home buyers now pay the standard rate. Source
NT
not applied to the figure above The Northern Territory has no general first home buyer duty concession. A House and Land Package Exemption applies to eligible house-and-land contracts signed between 1 July 2022 and 30 June 2027, and is not modelled here. Source
ACT
Home Buyer Concession Scheme: from 1 July 2026 the property value cap and income threshold are removed, so an eligible buyer who has not owned property in the last five years pays no conveyance duty. Source

Not included

Foreign purchaser surcharges. Most states add a surcharge for foreign buyers — 9% in NSW and 8% in Queensland, for example. These figures assume an Australian citizen or permanent resident.
Off-the-plan concessions and pensioner or seniors duty concessions, which several states offer on top of the scales used here.
Land title registration fees. Each land registry charges a flat transfer fee, broadly $150–$400, separately from duty.
Vacant land. Several states set different first home buyer thresholds for land you build on. These figures assume a home already stands on the property.

Duty is assessed on the rules in force when liability arises, which for an ordinary purchase is your contract date rather than settlement. Owner-occupier scales assume you meet the residence conditions your state attaches to them — typically moving in within 12 months and living there for a year. This is an estimate: confirm the figure with your conveyancer or your state revenue office before you rely on it.

How to Use This Calculator

1Enter the property purchase price
2Select your state or territory
3Choose the property type (home or investment)
4Tick if you're a first home buyer to see any applicable concessions
5See the estimated stamp duty and total upfront costs

What Is Stamp Duty?

Stamp duty (also called transfer duty) is a state tax paid when you buy property in Australia. It's a one-off cost due at settlement, usually within 30 days of the purchase.

The amount varies by state and is calculated based on the property's purchase price or market value — whichever is higher. Rates are tiered, so higher-value properties attract higher percentages.

What Affects Stamp Duty Costs?

Property value: Higher values attract more stamp duty. Rates increase in tiers as the price rises.
State or territory: Each state sets its own rates and thresholds. NSW, VIC and QLD have different scales.
Property type: Owner-occupied homes may attract lower rates than investment properties in some states.
First home buyer status: Most states offer concessions or exemptions for first home buyers up to certain price thresholds.

How to Reduce Stamp Duty Costs

•Check first home buyer concessions — you could save thousands or pay nothing at all
•Most states charge owner-occupiers less than investors on the same price — QLD, VIC and the ACT each publish a separate, cheaper scale
•Buy below state thresholds to qualify for maximum concessions
•Factor stamp duty into your budget early — it's due at settlement

Frequently Asked Questions

Official Sources

Estimates only. Not financial or tax advice. Full disclaimer for your rights and our limitations of liability.

About this calculator

This calculator exists to show you the arithmetic. It applies published Australian rates, thresholds and formulas to the numbers you enter and shows the working, so you can check it. That is all it does — it produces a number and describes what the number is. It does not recommend anything and it holds no opinion about any financial product.

What can move this result

It only knows the figures you type in. Offsets, deductions, prior-year losses, other income, your partner's position and anything you have not entered are not in the result, and any of them can move it a long way.
Rates and thresholds change, sometimes mid-year and occasionally with retrospective effect. Each calculator shows the financial year and the verification date it is working from — outside that year the result is wrong rather than approximate.
Assumptions are set to a reasonable default and every non-statutory one can be changed. Defaults are not predictions, and a small change to a growth or inflation assumption compounds into a large change in a long projection.
Where a result reaches two or more years into the future it is shown in today's dollars as well as future dollars, because a future-dollar figure overstates what the money will actually buy.
It is a generic calculator. It is not built around any particular product, it does not compare the market, and it cannot tell you whether a product is suitable for you.

This calculator is not intended to be relied on for the purposes of making a decision in relation to a financial product. Before you make a financial decision, consider obtaining advice from someone who holds an Australian Financial Services Licence. We do not, and we cannot advise you.

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First home buyer relief, state by state

NSW

First Home Buyers Assistance Scheme: no duty on a new or existing home up to $800,000, then a sliding concession up to (but not including) $1,000,000. Source

VIC

First home buyer duty exemption up to $600,000, then a sliding concession up to $750,000. New or established homes and vacant land all qualify. Source

QLD

First home concession: a deduction of up to $17,350 off the home-concession duty for established homes under $800,000, phasing out in $10,000 bands. A separate, uncapped full concession applies to new homes (not modelled here). Source

First home owner rate of duty from 7 May 2026: no duty up to $600,000, then $16.15 per $100 of the excess up to $800,000. Above $800,000 the general rate applies. Source

not applied to the figure above South Australia's first home buyer stamp duty relief applies to new homes, off-the-plan apartments and vacant land only — an established home does not qualify. Because this calculator does not ask whether the home is new, the relief is not applied to the figure above. Source

TAS

Tasmania's 100% first home buyer duty exemption on established homes up to $750,000 applied to transactions settling between 18 February 2024 and 30 June 2026 and was not extended. First home buyers now pay the standard rate. Source

not applied to the figure above The Northern Territory has no general first home buyer duty concession. A House and Land Package Exemption applies to eligible house-and-land contracts signed between 1 July 2022 and 30 June 2027, and is not modelled here. Source

ACT

Home Buyer Concession Scheme: from 1 July 2026 the property value cap and income threshold are removed, so an eligible buyer who has not owned property in the last five years pays no conveyance duty. Source

Not included

Foreign purchaser surcharges. Most states add a surcharge for foreign buyers — 9% in NSW and 8% in Queensland, for example. These figures assume an Australian citizen or permanent resident.

Off-the-plan concessions and pensioner or seniors duty concessions, which several states offer on top of the scales used here.

Land title registration fees. Each land registry charges a flat transfer fee, broadly $150–$400, separately from duty.

Vacant land. Several states set different first home buyer thresholds for land you build on. These figures assume a home already stands on the property.

About this calculator

What can move this result

It only knows the figures you type in. Offsets, deductions, prior-year losses, other income, your partner's position and anything you have not entered are not in the result, and any of them can move it a long way.
Rates and thresholds change, sometimes mid-year and occasionally with retrospective effect. Each calculator shows the financial year and the verification date it is working from — outside that year the result is wrong rather than approximate.
Assumptions are set to a reasonable default and every non-statutory one can be changed. Defaults are not predictions, and a small change to a growth or inflation assumption compounds into a large change in a long projection.
Where a result reaches two or more years into the future it is shown in today's dollars as well as future dollars, because a future-dollar figure overstates what the money will actually buy.
It is a generic calculator. It is not built around any particular product, it does not compare the market, and it cannot tell you whether a product is suitable for you.