Stamp Duty Calculator

How much is stamp duty?

Stamp duty, officially transfer duty in most states, is charged on a progressive scale based on the property price and the state you buy in. On a $650,000 home it ranges from around $12,000 in Queensland under the home concession to nearly $30,000 in South Australia for an established property. First home buyers pay a reduced amount or nothing at all in every state, depending on the price and whether the home is new or established. Use the calculator above for your situation.

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Stamp duty is usually the second largest upfront cost after your deposit, and it is paid in cash at settlement. Because it is often tens of thousands of dollars, knowing your figure early changes what you can actually afford to buy. The biggest single factor that reduces it is a first home buyer exemption, which is why the calculator separates your estimate from the standard duty.

How is stamp duty calculated?

Each state applies a series of brackets to the dutiable value of the property, which is normally the contract price. As the price rises, the portion above each threshold is charged at a higher rate. This is why duty climbs steeply on more expensive homes, and why a small increase in price near a threshold can have an outsized effect on the duty owed.

The dutiable value is the higher of the contract price or the property’s market value, so paying below market does not always reduce your duty. The duty is calculated by your conveyancer and settled alongside the purchase, generally within 30 days of settlement.

First home buyer stamp duty exemptions by state in 2026

Every state offers a first home buyer exemption or concession. The full exemption thresholds in 2026 are about $800,000 in NSW, $600,000 in Victoria, $700,000 for established homes in Queensland, $450,000 in WA, $750,000 in Tasmania, and around $650,000 in the NT. South Australia gives full exemption on new homes with no price cap, and the ACT exemption is income tested.

Thresholds and eligibility change regularly and depend on income, residency, and whether you have owned property before. Always confirm current figures with your state revenue office or your broker before signing a contract.

New homes versus established homes

In several states the stamp duty outcome depends heavily on whether the home is new or established. South Australia gives first home buyers a full exemption on new homes with no price cap, and Queensland fully exempts eligible new homes. Off-the-plan concessions in Victoria and WA can also reduce duty by calculating it on the land value at contract date rather than the finished value.

This is why the calculator includes a new or off-the-plan toggle. For a South Australian first home buyer, switching between new and established can be the difference between paying nothing and paying close to $30,000 on a $650,000 home. If you are weighing up a new build against an established property, the duty difference belongs in that decision.

When do you pay stamp duty, and can it go on the loan?

Stamp duty is generally payable within 30 days of settlement and is paid in cash, not added to your loan. Lenders size your loan against the property value, not the total purchase costs, so you need stamp duty available on top of your deposit. A first home exemption directly reduces the cash you need at settlement.

Because duty is a cash cost, it changes how much deposit you really need. A buyer who assumes they only need a deposit can be caught short at settlement once duty, conveyancing, and other costs are added. Budgeting an extra 3% to 5% of the purchase price for these costs, less any exemption you qualify for, keeps the settlement smooth.