Estimate stamp duty for residential purchases by state.
Estimated stamp duty
—
Your breakdown
Updates live as you type
State
Price
Estimated duty
Effective rate
Worked example
Take a $700,000 owner-occupied purchase in New South Wales. The tool uses a reference duty of about $26,990 on a $700,000 NSW home, so at exactly the reference price the estimate is $26,990, an effective rate of about 3.86 percent. Now take a cheaper $560,000 purchase in the same state. The tool scales the reference figure by the ratio of prices, $560,000 divided by $700,000, which is 0.8, giving an estimate of about $21,592. The same $700,000 home would cost far more in Victoria, near $37,070, and far less in Queensland, near $17,350, which is why choosing the right state in the dropdown changes the result so much.
How it is calculated
This is a quick estimate, not the exact statutory figure. Each state and territory sets its own progressive transfer-duty schedule, with brackets, fixed amounts, and a marginal rate on the slice above each threshold. Rather than reproduce eight separate schedules, the tool stores one reference duty figure per state, benchmarked to a $700,000 owner-occupier purchase, then scales it linearly to your price by the ratio of your price to $700,000. That keeps the effective rate constant across prices, so the further your price sits from $700,000, the rougher the estimate becomes, because real schedules are progressive rather than flat. First-home-buyer concessions, foreign-purchaser surcharges, and off-the-plan adjustments are not modelled. Always confirm the exact duty with your state revenue office before committing.
Frequently asked questions
Why does stamp duty vary so much by state?
Each Australian state and territory sets its own duty schedule. Victoria typically charges the most, around $37,000 on a $700,000 home, while Queensland and the ACT charge the least, around $17,000 to $21,000. First home buyer concessions can dramatically reduce or eliminate duty in many states.
Can first home buyers get a stamp duty concession?
Yes. Every state and territory offers some form of first home buyer relief, ranging from a full exemption to a discounted rate. In New South Wales, eligible first home buyers purchasing properties under $800,000 pay no duty, with a sliding concession up to $1,000,000. Check your state revenue office for the current thresholds, as limits are adjusted periodically.
When does stamp duty need to be paid?
Stamp duty is generally due within 30 days of settlement in most states, though timeframes differ by jurisdiction. In NSW and Victoria the deadline is 30 days after settlement or the liability date, whichever is earlier. Failure to pay on time can attract interest and penalties, so confirm the exact deadline with your conveyancer before settlement.
Does stamp duty apply to investment properties differently?
The base transfer duty rate is the same for investment properties as for owner-occupiers in most states. However, first home buyer concessions and owner-occupier discounts do not apply to investment purchases. Foreign purchasers are also subject to an additional surcharge, which varies by state and can add 7 to 8 percent of the purchase price on top of standard duty.