How stamp duty works in Australia.
Stamp duty — formally called land transfer duty — is a tax charged by state and territory governments when property changes hands. It is typically one of the largest upfront costs of buying a property, often second only to the deposit itself.
Each state and territory sets its own rates, brackets, thresholds, concessions, and exemptions. This means the duty payable on an identical property price can vary by tens of thousands of dollars depending on which state you buy in. It also means a calculator built for one state will give you the wrong answer for another — which is why this calculator handles all eight jurisdictions separately.
What affects how much you pay
- The property price — duty is calculated on a sliding scale; higher-value properties attract proportionally higher rates.
- The state or territory — each has entirely separate rate schedules.
- Whether you're a first home buyer — most states offer significant concessions or full exemptions for eligible FHBs.
- Owner-occupier vs investor — some states (like Queensland) offer a concessional "home" rate for owner-occupiers.
- New vs established vs vacant land — affects eligibility for grants and some concessions.
- Foreign purchaser status — most states add a surcharge of 7-9% for foreign buyers.
First home buyer concessions by state.
First home buyer assistance is one of the most significant savings available. The thresholds and structures differ substantially:
- Victoria — full exemption up to $600,000; sliding-scale concession $600,000-$750,000.
- New South Wales — full exemption up to $800,000; concessional rate $800,000-$1,000,000.
- Queensland — first home concession provides a full rebate under $700,000, phasing out by $710,000.
- Western Australia — nil duty up to $450,000 (metro); concessional rate to $600,000.
- South Australia — stamp duty abolished for eligible FHBs purchasing new homes or vacant land.
- Tasmania — 100% concession for eligible FHBs on established homes up to $750,000.
- ACT — Home Buyer Concession Scheme provides nil duty for income-eligible buyers.
- Northern Territory — no FHB duty concession, but a generous $50,000 First Home Owner Grant for new homes.
Eligibility for these concessions depends on factors this calculator can't assess — citizenship or residency status, whether you've owned property before, owner-occupier intent, income (in some states), and minimum residency periods. The calculator assumes eligibility when you select "first home buyer"; we'll confirm your actual eligibility in a consultation.
Foreign purchaser surcharges.
Most states charge an additional duty surcharge on residential property purchased by foreign persons. This is on top of standard stamp duty and can be substantial:
- NSW — 9% surcharge purchaser duty
- Victoria — 8% foreign purchaser additional duty
- Queensland — 8% additional foreign acquirer duty
- South Australia & Western Australia — 7% surcharge
- Tasmania — 8% foreign investor duty surcharge
- Northern Territory — no foreign purchaser surcharge currently