Free · All Australian States & Territories
Estimate stamp duty for any property purchase in NSW, VIC, QLD, WA, SA, TAS, ACT or NT. Includes 2024–25 rates and first home buyer concessions.
Stamp duty payable
$28,485
Effective rate: 3.80%
$28,485
Duty payable
3.80%
Effective rate
$778,485
Property + duty
$0
FHB saving
Cost summary
Estimates are based on 2024–25 rates and may not reflect surcharges for foreign buyers, off-the-plan concessions, or recent legislative changes. Always verify with your state's revenue office or a conveyancer before settlement.
Stamp duty — formally called transfer duty in most states — is a state government tax on the purchase of property. Each state sets its own rates, brackets, and concession thresholds, which is why a $750,000 purchase attracts very different duty amounts in NSW versus QLD or WA. Understanding how the tiered bracket system works helps you budget accurately and identify whether you qualify for any concessions.
Stamp duty is not charged at a flat rate on the whole purchase price. Instead, your purchase price is divided into brackets, and each bracket is taxed at its own rate — similar to income tax. Only the portion of the price that falls within each bracket is taxed at that bracket's rate. The total duty is the sum of each bracket's contribution.
Formula
Total duty = Σ (amount in each bracket × bracket rate)
Each state publishes its own bracket thresholds and rates. Use this calculator to apply the correct rates for your state automatically.
Worked example — NSW owner-occupier, $750,000
Using 2024–25 NSW transfer duty rates for a $750,000 purchase:
The effective rate on $750,000 is 3.80% — much lower than the top marginal bracket rate of 4.50% because most of the purchase price falls in lower brackets.
Most states offer stamp duty exemptions or reductions for eligible first home buyers. NSW uses a linear taper: below $800,000 you pay nothing; above $1,000,000 you pay full duty; between those thresholds the concession phases out proportionally. This means a first home buyer purchasing a $750,000 property in NSW pays $0 in stamp duty — saving the full $28,485 compared to an investor buying the same property.
NSW First Home Buyer — $750,000 vs $850,000
Comparing duty for a first home buyer at two price points in NSW:
The $800,000 threshold in NSW is a hard cliff — buying at $799,000 saves the full concession; buying at $801,000 means the taper begins. Always check the exact threshold in your state before setting a purchase price ceiling.
Stamp duty is the biggest upfront cost beyond your deposit — but not the only one. Use the property purchase costs calculator to tally legal fees, inspections, and loan establishment costs alongside stamp duty.
Then model your repayments with the mortgage calculator and check whether the investment stacks up with the rental yield calculator.
On a $750,000 property in NSW in 2024–25, an owner-occupier or investor pays approximately $28,750 in stamp duty. The NSW tiered bracket system applies rates from $1.25 per $100 on the first $16,000 up to $4.50 per $100 on the portion between $351,001 and $1,107,000. A first home buyer purchasing an existing home under $800,000 qualifies for a full exemption — saving the entire $28,750.
It depends on the state and purchase price. NSW offers a full exemption for FHBs on properties up to $800,000 and a tapered concession up to $1,000,000. VIC exempts FHBs on new homes up to $600,000 and tapers to $750,000. QLD offers a concession up to $550,000. WA exempts FHBs on properties up to $430,000. SA and TAS do not offer stamp duty exemptions for FHBs but may offer First Home Owner Grants instead.
In most states, the same transfer duty rates apply to both owner-occupiers and investors. However, investors are not eligible for first home buyer concessions. Some states impose additional surcharges: VIC charges a 1% absentee owner surcharge and an additional duty on foreign purchasers; NSW charges 8% surcharge purchaser duty on foreign investors. Australian citizens and permanent residents investing locally pay standard rates.
Stamp duty (transfer duty) is typically due at settlement — the day legal title transfers to the buyer. In some states you have 30 days after settlement to pay, though most conveyancers pay at settlement. For off-the-plan purchases, duty may be deferred until construction completes. Your solicitor or conveyancer handles the payment, which is typically drawn from your deposit or loan funds at settlement.
Stamp duty cannot be directly capitalised into most standard home loans — lenders typically require it to be paid from your genuine savings or other funds. However, some lenders allow you to increase your loan amount to cover stamp duty if your LVR remains below 80% (or 90% with LMI). This effectively means you borrow stamp duty, which increases your total interest paid over the life of the loan.
Stamp duty (transfer duty) is the state government tax on the purchase — it is the major cost, ranging from $10,000 to over $80,000 depending on state and price. The land transfer registration fee is a separate, much smaller government fee charged to register the change of ownership in the land titles registry — typically $300–$1,500 depending on the state. Both are payable at settlement, but the stamp duty is the dominant cost.