Free calculator · All states · 2025–26
Stamp Duty Calculator
Select your state, enter the purchase price, and see exactly how much stamp duty you owe — including first home buyer concessions for 2025–26.
New South Wales
Stamp duty payable
$23,985
Estimates only. Rates as at 2025–26. Excludes mortgage registration fees, conveyancing, and foreign buyer surcharges. Always verify with your state revenue office before exchange.
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See my full plan →How stamp duty works in Australia
Stamp duty — formally called transfer duty or conveyance duty — is a state and territory tax on property transfers. Every time a property changes hands, the buyer pays the tax to the relevant state revenue office. It is one of the largest upfront costs in a property purchase, often exceeding the conveyancing, building inspection, and loan establishment fees combined.
The tax is levied on the purchase price (or market value, whichever is higher) using progressive brackets — similar to income tax. Each state sets its own rates and thresholds, which means the duty on the same property can differ significantly depending on which side of a state border it sits. A $700,000 home in NSW attracts roughly $26,235 in duty; the same price in VIC attracts $34,070 — a $7,835 difference.
First home buyers are partially shielded in most states through exemptions and concessions that apply below certain price thresholds. These concessions are only available for owner-occupied purchases — investment properties pay full stamp duty regardless of whether the buyer has owned property before.
First home buyer thresholds by state (2025–26)
| State | Full exemption (existing) | Full exemption (new build) | Concession tapers to |
|---|---|---|---|
| NSW | $650,000 | $800,000 | $800k / $1M |
| VIC | $600,000 | $600,000 | $750,000 |
| QLD | $500,000 | $500,000 | $550,000 |
| WA | $430,000 | $530,000 | $530k / $630k |
| SA | No concession | No concession | — |
| TAS | 50% off all prices | 50% off all prices | — |
| ACT | Income-tested (HBCS) | Income-tested (HBCS) | Varies |
Frequently asked questions
How is stamp duty calculated in Australia?
Stamp duty (officially called transfer duty) is calculated using progressive rate bands — similar to income tax. Each dollar of the property price falls into a bracket, with higher-priced properties paying a higher marginal rate. The exact rates and thresholds differ by state. NSW applies rates from 1.25% up to 5.5%; VIC charges 6% on the middle band and 5.5% flat above $960,000; QLD rates go up to 5.75% on properties over $1M.
Do first home buyers pay stamp duty in Australia?
It depends on the state and the purchase price. NSW exempts first home buyers from stamp duty on existing homes up to $650,000 and new builds up to $800,000, with a sliding concession above those thresholds. VIC exempts up to $600,000. QLD exempts up to $500,000. WA exempts established homes up to $430,000. SA has no first home buyer stamp duty concession. ACT has an income-tested scheme.
Is stamp duty higher for new builds or established homes?
The stamp duty rate is the same regardless of whether a property is new or established — the calculation is based on the purchase price. However, first home buyer concession thresholds are often higher for new builds. In NSW, new builds are exempt up to $800,000 vs $650,000 for established homes. In WA, new builds are exempt up to $530,000 vs $430,000 for established. This makes new builds more attractive for first home buyers near those thresholds.
Can stamp duty be added to my home loan?
Generally no — most lenders require stamp duty to be paid from your own funds and will not capitalise it into the loan. It is considered an upfront cost like conveyancing fees. In some limited cases with non-bank lenders, you may be able to include it in a higher LVR loan, but this will typically trigger LMI (Lenders Mortgage Insurance). Plan for stamp duty as a separate cash requirement.
When do you pay stamp duty?
Stamp duty is typically due at or before settlement — usually 30 days from exchange in NSW, 30 days from settlement in VIC, and within 30 days of becoming liable in QLD. Your conveyancer or solicitor will normally arrange payment as part of the settlement process. Failing to pay on time incurs penalties.
Does stamp duty apply to investment properties?
Yes — stamp duty applies to all property transfers in Australia, whether for owner-occupation or investment. The standard rates apply. First home buyer concessions are only available for properties you intend to live in as your principal place of residence, typically within 12 months of settlement.